Agenda - Planning Commission - 08/08/2005

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The net deflsity allowed under R-1 is 3 units per acre. The preliminary plat reflects a net density of 2.1 units per acre. Al1 of the proposed lots meet or exceed the minimum lot size. Most of the lots meet the 80 foot width requirement; approximately 8 lots require minor adjustments to comply with the lot width requirement. The wetlands have been delineated and are proposed to be encumbered with drainage and utility easements. The preliminary plat also reflects that the proposed road design will require filling .74 acres of wetlands, which .requires a permit. The Lower Rum River Water Management Organization is responsible for the administration of the Wetland Conservation Act. The grading and drainage plan will also have to be reviewed and approved by the Lower Rum River Water Management Organization (LRRWMO). Although the. City's pending wetland buffer ordinance has not yet been adopted, the plans include a voluntary wetland buffer ranging in width from 5 to 25 feet. Because more 'than 80 acres of agricultural, native prairie, forest, or naturally vegetated .land is being converted to residential use, an Environmental Assessment Worksheet (EAW) was required. The draft EAW was completed and City Council released the draft for the 30 day public comment period. The public comment period ended on July 20, 2005. It is anticipated that the Council will be making a determination on the need for an environmental impact statement on August 9. It is City Staff's opinion that the existing wetland along the north boundary of the plat serves as an adequate transition between the urban lots and the rural sized lots to the north. It is also City Staff's opinion that the proposed Conservation Easement along the south plat boundary line is an adequate transition between the urban lots and the rural sized lots to the south. A traffic analysis was prepared as a part of the required Environmental Assessment Worksheet. All of the following intersections are anticipated to function at acceptable levels of service during peak traffic periods following the proposed development: 161st Avenue and Armstrong Blvd. 163rd Lane and Variolite 161st Street and Variolite Alpine Drive and Variolite Alpine Drive and Ramsey Blvd Per comments received during sketch plan review, the plat has been designed to include a significant trail link between Central Park and Elmcrest Park. The development also includes construction of a trail along Variolite Street, south to Alpine Drive. Landscaping of individual lots is required and shall, at a minimum, consist of two trees per lot. 44