Agenda - Planning Commission - 07/22/2021

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Density). A Zoning Amendment would be required to rezone the northwest portion of the Subject Property to R-1 Residential (MUSA) - 65 and the remainder to R-2 Residential (Medium Density). Density transitioning will be required between new lots and existing residential lots. Streets and Access As proposed, there is only a single point of access, which would be off Armstrong Boulevard (directly across from 149th Lane). The length of the proposed cul-de-sac is about 2,100 feet, which exceeds the 600 foot maximum outlined in City Code. Staff has recommended that an alternative layout be developed so that the cul-de-sac length does not exceed 600 feet and that a second point of access be incorporated. Potential options could include acquiring some or all of the parcel to the north of the Subject Property and the Fire Station, if that owner were interested, or possibly along the southern edge of the Fire Station. The City would like to see the site to the north incorporated into the site plan, at a minimum as a ghost plat, to allow a future road connection to the existing cul-de-sac on 151st Ln NW. Sidewalks and Trail Sidewalks will be required along at least one (1) side of every public road. Furthermore, the southwestern part of the Subject Property is part of the Lake Itasca Greenway. Thus, a trail (or possibly trail easement) would be desired as part of this project. This likely could align with the required 16.5 foot buffer required from the edge of any wetland. Landscaping and Density Transitioning A Tree Inventory and Preservation Plan will be required (all oaks and evergreens 4 inches or greater in diameter and all other trees 8 inches or greater in diameter are to be inventoried). Retention of at least forty percent (40%) of the significant tree inches are to be preserved (or replaced at a rate of 1.25 inches for each 1 inch over the removal threshold). Landscaping will also be required as outlined in City Code. As laid out, the project does step down in density moving west, away from Armstrong Boulevard and toward the adjacent, existing single family residential neighborhood north and west of the project. However, density transitioning is applicable along the western and northern boundaries of the project (the adjacent neighborhood is zoned R-1 Residential Rural Developing). Those lots will need have an increased depth of 45 feet (or 35 feet if a berm is included) with additional plantings as outlined in City Code. Utilities The Subject Property is located within the MUSA boundary and therefore, sanitary sewer and water will need to serve each unit. The project does conceptually include stormwater ponding. Those ponds, as well as all wetlands, will need to be encumbered with drainage and utility easements extending at least 16.5 feet beyond their boundaries. A street lighting plan will also need to be prepared and included as part of the plan set. Staff also intends to explore options for extending utilities to the fire station through this development. These improvements are included in the 10-year CIP, and it may be beneficial to the City (less expensive to construct and easier to maintain and operate) to extend utilities to the Fire Station through this development, rather than to extend the existing utilities south and east of the Fire Station. Funding Source: All costs associated with this request are the Applicant's responsibility. Recommendation: Staff is generally supportive of the Comprehensive Plan Amendment. However, significant revisions to the Sketch Plan seem necessary. Most notably, there is a need to modify the layout to incorporate at least one additional point of access and reducing any proposed cul-de-sac to no more than 600 feet. Action: