Minutes - Planning Commission - 06/05/2001

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Citizen Input Patrick Corkle, SRF Consultant, reviewed the location of the site. He explained that they reviewed the existing conditions at T.H. #47 and CSAH #5, and CSAH #5 and Dysprosium Street. Both intersection are acceptable in service, delay and capacity standards as indicated by the Transportation board. The proposed development includes 73 single-family units, 152 townhome units, and 82 senior apartments. Based on those numbers SRF determined that the development will generate 31 vehicles into the development during the peak a.m. hours and 107 vehicles out of the development in the peak a.m. hours. During the peak p.m. period 115 vehicles will be entering the development and 61 vehicles will be leaving the development. Based on their analysis ten percent of the residents from "The Ponds" development would use CSAH #5, 10 percent would use T.H. #47 to the north, 10 percent would use Dysprosium Street, and the remaining 60 percent would go south on T.H. #47. The proposed conditions at all three locations would be an acceptable level of service. Dysprosium would have an additional 30 to 35 trips during the peak periods and Iodine Street would have an increase of five to ten trips during the peak periods. Mr. Corkle recommended that a westbound left turn lane and an eastbound turn lane be provided along CSAH #5 into the development. Mike Black, Royal Oaks Realty, stated that the property is currently zoned commercial along CSAH. #5, and the westerly portion of the property is zoned single family. The City's most recent draft of the Comprehensive Plan identifies the site as mixed use. The plan being presented to the Commission was in conformance with the Comprehensive Plan and reflects the "blue print" the City has for the site. Mr. Black also noted that he did meet with the adjacent neighborhood to discuss the development. The key points that were taken from the meeting were that the area is unique and they don't want to lose that, they like the linear trails across the property that are currently heavily used. He explained to the residents that the trail system is a big element of their plan and they would like to expand on it, as well as keeping the nature view of the existing wetland. Mr. Black stated that the majority of the neighbors understood that development would occur some day on the property and they are not against the development, but they do want to make sure that it is done right. They would like to see as many trees saved as possible. He did discuss the possibility of hiring a tree spade and transplanting as many pine trees to the outer edge of the development. On the upper level of the development most of the trees would have to be removed in order to construct the road way and put in City services. The neighbors expressed a strong desire to control tree removal around the perimeter, which he has pledged to do. Once they have cleared the right of way for road construction they will take another look at tree preservation. The other area of concern had to do with the increase in traffic. Mr. Black explained that there would only be one connection to the existing neighborhood to the north. The other main area of concern had to do with the retention ponds. They are currently proposing retention ponds on the site that are required by the water shed district. Those ponds are there to handle mn-off from the impervious surfaces. Some of the ponds will be dry ponds and some will be wet ponds. The other area of concern had to do with the extension of 145th Court. He explained that the existing neighbors are very concerned with keeping the natural aesthetics. Mr. Black has indicated to those neighbors that those seven lots would be custom Planning Commission/June 5, 2001 Page 10 of 28