Minutes - Council - 11/22/2005 - Laserfiche WebLink

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Case #8: Request for Preliminary Site Plan and Preliminary Plat Approval of The Meadow; Case of GM Land Development, Inc. Ass't Community Development Dir/HRA Executive Dir. Frolik stated GM Land Development has applied for preliminary plat approval of The Meadow. The property is located in the southeast quadrant of C.S.A.H. //5 and Alpine Drive N.W. The subject property is approximately 50 acres in size and includes the City Hall campus, three existing residential lots to the south, and the Dental Office lot on the corner of Nowthen Boulevard and Alpine Drive. The property has several different zoning classifications: The Dental Office lot is zoned B-1 Business, the City Hall campus is zoned Public/Quasi-Public, and the lots to the south are zoned R-1 Residential. The land uses on this 50 acres will not change, but a Comprehensive Plan Amendment to reconfigure the layout of the existing land uses and a rezoning will be required as part of preliminary plat review. Ms. Frolik advised the R-1 Residential regulations for the MUSA allow a net density of three units per acre. As submitted, the preliminary plat has a net density of 2.4 units per acre for just the residential portion of the plat. Some of the proposed lots do not meet R-1 Residential standards for area and width. The applicant has applied for a rezoning to Planned Unit Development (PUD) which, if approved, would permit these deviations. The developer is proposing a home style that will provide a minimum of 20 feet of spacing between units. The current City Code standard allows for a 16 foot separation between single family units. Ms. Frolik indicated the grading and drainage plans have been reviewed and required revisions are listed in the City Staff Review Letter. Ms. Frolik explained the preliminary plat proposes connections to 152nd Lane in Brandseth to the east, and extension of Helium Street north to Alpine Drive. Provisions for a future connection with 152',d Avenue N.W. in the southeast corner of the plat are also provided; this connection will not be completed at this time. The preliminary plat proposes to utilize the existing City Hall driveway as a temporary access onto Nowthen Boulevard. Building will not be permitted on Lot 1 and Outlot A until this access is made permanent. Staff has sent the preliminary plat to Anoka County for review and comment. Ms. Frolik advised the Landscaping Plan is acceptable. Staff is recommending the addition of plantings along Nowthen Boulevard and Alpine Drive. The Tree Preservation Plan is also acceptable. A majority of the trees will have to be removed from the site, but the trees to be removed do not merit special status. However, staff is recommending new plantings beyond the minimum requirements because of the significant number of trees that are being removed. Ms. Frolik stated the Park and Recreation Commission recommendation is that a cash payment be collected to satisfy the park dedication requirements for the new residential units created. Their recommendation also included a provision that the City retain control of Lot 1, Block 3 (future fire station site) and Lot 4, Block 1 (future school site) and that land dedication will be required to satisfy park dedication requirements if the future school site is developed with other than a public/quasi-public use. Until that time, a temporary recreational space should be provided on the public/quasi-public parcels for the new residents as well as residents to the east. Ms. Frolik advised a trail will be required along Nowthen Boulevard. Sidewalks are being requested on both sides of Helium Street N.W. and the new east/west street through the plat. The City Council / November 22, 2005 Page 12 of 23