Agenda - Planning Commission - 08/08/2005

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Comprehensive Plan Amendment, which was discussed in the previous case. If the property is approved for development with urban services, the net density allowed under R-1 is three units per acre. The preliminary plat reflects a net density of 2.03 units per acre; not including wetlands. All of the proposed lots meet urban single-family standards for lot width, size, and a frontage on a public road. Community Development Director Trudgeon explained there are substantial wetlands on the proposed plat. The applicant is voluntarily showing a 1 O-foot wetland buffer on the preliminary plat, which is not yet required by City Code. Some revisions to the grading and drainage and utilities plans are required per the City Staff Review Letter. The grading and drainage plan will have to be reviewed and approved by the Lower Rum River Water Management Organization (LRRWMO). The preliminary plat is proposing to fill 0.03 acres of wetland to construct Street l); this will also be reviewed by the LRRWMO. He advised current City Code requires density tran~itioning between the project area and the adjacent rural size lots. There is significant tree cover on the site that combined with the wetland area will largely satisfy density transition requirements on the site, in staff's opinion. Staff is recommending some additional plant!ngs on Lots 3 and 4 of Block I. Community Development Director Trudgeon advised the preliminary plat proposes to provide public access from Highway 47 at 160th Lane NW, and to connect to 162nd Ave NW to the east. A stub street is shown to provide access to the north at a future date. MnDOT has provided comments on the proposal and will require both north and south turn lanes into the development. Their letter also indicates that MnDOT will not be responsible.for any noise mitigation measures needed for highway noise. The applicant is proposing a combination of landscaping, berming, and fencing along Highway 47; however, this information is not shown on the submitted landscaping plan. A revised plan is required: He advised a traffic generation analysis has been prepared for the proposed plat. As expected, the proposed development will add traffic to ltighway 47. An acceptable level of service will be maintained on Highway 47, however, with the exception of the intersection of County Road 116; which is already at an unacceptable level of service. Community Development Director Trudgeon stated the Park Commission met in joint session with the City Council on June 9th and reviewed the preliminary plat for Marigold Pond. The Park Commission recommended allowing the trail on Highway 47 to veer into the plat north of 160th Lane, and back to the Highway 47 right-of-way.at the northern boundary of the plat. The Commission recommended cash payment for park and trail fees, with a possible reduction if an east-west trail easement can be accommodated within the plat. There is a large wetland area on the east side of the plat that makes such a connection difficult. The Planning Commission and staff' recommend approval of the request for preliminary plat. Councilmember Elvig inquired about the possibility of engineering the turn lanes on Highway 47 in time to be coordinated with MnDOT's work to reduce the hump in this area. Assistant Public Works Director Olson replied MnDOT's project is expected to start some time in early August and be completed by Labor Day. The turn lane modifications can be done under City Council / June 28, 2005 Page 11 of 24 P27