Agenda - Planning Commission - 08/08/2005

Home

Preliminary Plat Review: Sweet Bay Ridge August 2, 2005 $of6 Streets and Access: Access from this development is provided onto Variolite Street at three locations; 163ra Avenue, 161st Avenue, and 159th Avenue. Provisions have been made within the plat for future street extensions into adjacent properties as follows; 161st to the east (OutlotA), and Traprock Street to the south (OutlotB), and Sapphire Street to the south (temporary cut de sac). The road design is in compliance with City Code requirements for through streets connecting neighborhoods, Wetlands: A substantial portion of the property is wetland. 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. The Wetland Conservation Act requires that any wetland filling go through a sequencing process, with wetland avoidance as the most desirable outcome. The Developer will need to present alternatives to the proposed wetland filling. The Lower Rum River Water Management Organization is responsible for the administration of the Wetland Conservation Act. 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. Existing vegetation may satisfy the buffer vegetation requirements. However, if planting is necessary, seeding specifications are available from the City. The buffer zones will need. to be posted with appropriate signage approved by the City. Density Transition: Currently, City Code requires density transitioning between the proposed single-family urban lots and the surrounding single-family rural lots. City Code establishes several options to achieve the transitioning through landscaping, existing topographical features, or matching densities on common boundaries. 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. The Conservation Easement ranges in width from 50 to 300 feet. Environmental Assessment Worksheet (EAW): 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. tt is anticipated that the Council will be making a determination on the need for an environmental impact statement on August 9.