Agenda - Planning Commission - 08/08/2005

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Trott Brook is a designated tributary of the Rum River, and is subject to Scenic River and Shoreland Management requirements. Staff has received comments from the DNR, which are contained in the attached letter. After some additional discussion with DNR Staff, City Staff has determined that the submitted preliminary plat meets these additional development standards, per the City Staff Review Letter. There are substantial wetlands on the proposed plat that are delineated and encumbered with drainage and utility easements on the preliminary plat. The grading and drainage plan will have to be reviewed and approved by the Lower Rum River Water Management. Organization (LRRWMO). Some revisions are required to the grading and drainage plan, per the City Staff Review Letter. Because the project proposes to develop more than 80 acres of agricultural, naturally vegetated, and forested land, environmental review is required. An Envii:onmental Assessment Worksheet (EAW) has been prepared, and wili be reviewed by the City Council on August 9, 2005. A Tree Preservation/Landscaping plan has been submitted. Some revisions are required, notably to include more detail on which trees will be preserved on the site. Current City Code requires also density transitioning between the project area and adjacent rural size lots. In Staff's opinion, density transition requirements are satisfied by the existing wetlands on the northern part of the plat and in Block 11. Staff is recommending some additional landscaping along the sout~hern boundary of the plat. The preliminary plat proposes to provide access from Nowthen Blvd and 168th Ave. from the east, and Garnet St. from the south. A future access is proposed at Marble St. The City's Comprehensive Plan proposes the extension of 167th Avenue as a collector street through this subdivision. The City Council discussed this alignment at their July 19th, 2005 work session, and directed staff to review an alignment for 167th Avenue that is south of the plat boundary. This alignment will be finalized prior to Council approval of the preliminary plat. A traffic analysis has been completed; the analysis indicates that traffic levels will be acceptable. at nearby intersections, with the exception of 167® Avenue and Highway 47, which already operates below a desirable'level of service during the afternoon peak period. Improving the level of service at this intersection will require signalization, which needs MnDOT approval. The proposed plat will be reviewed for park dedication requirements by the Park Commission at a future meeting. Staff would note that the Park and Trail Plan shows trails through the subject property, both south of Trott Brook and along Nowthen Blvd. Both trails are shown on the preliminary plat. 10