Agenda - Council - 09/13/2005 - Laserfiche WebLink

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submitted preliminary plat meets these additional development standards, per the City Staff Review l.~ctter. There arc substantial wetlands on the proposed plat that are delineated and encumbered with drainage and utility easements on the preliminary, plat. The grading and drainage plfin has been reviewed and approved by the Lower Rum River Water Management Organization (LRRWMO). While thc Wetland Buffer Ordinance is not yet in effect, Staff is recommending that the developer give some consideration to buffering the wetlands on the site, particularly in the southern portion of the plat. Some revisions are required to the grading and drainage plan, per the City Staff Review Letter. Because the project proposes to de~(elop more than 80 acres of agricultural, naturally vegetated, and tbrcstcd land, environmental review is required. An Environmental Assessment Worksheet (EAW) has been prepared, and was reviewed by the City Council on August 9, 2005. The Council dctcrmincd that the preparation of an Environmental Impact Statement (EIS) is not necessary for this development. A revised Tree Preservation/Landscaping plan has been submitted. Staff is of the opinion that the conservation easement along Trott Brook and existing vegetation and wetlands satisfy density transition requirements in the north and western portion of the plat. staff is recommending some additional landscaping along Nowthen Blvd. and along the perimeter of Now and Then Estates. During their review of the preliminary plat, the Planning Commission also requested additional landscaping in these areas. A revised landscaping plan is required. The preliminary plat proposes to provide access from Nowthen Blvd and 168th Ave. from the east, and Garnet St. and Marble' St. from the south. Future accesses are provided along the western edge of Now and Then Estates and just north of 166th Avenue. The Planning Commission recommended that thc southern access shown to Nowthen Blvd be platted as a temporary cul-de-sac. Staff has yet to receive comments fi'om Anoka County on whether or not two accesses will be approved on Nowthen Blvd. 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. Staff is suggcsting that preliminary plat approval, if granted, be made contingent on the revision of the City's Comprehensive Plan to reflect this southerly alignment. Thc preliminary plat includes a roundabout and median off of Nowthen Blvd. The Planning Commission recommended including these features in the approved preliminary plat, however Staff continues to have some concerns with this aspect of the proposed preliminary plat. A traffic analysis has been completed; the analysis indicates that traffic levels will be acceptable at nearby intersections, with the exception of 167th 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 intcrscction will require signalization, which needs MnDOT approval..