Minutes - Council - 04/11/2006 - Laserfiche WebLink

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Community Development Director Trudgeon stated the plat proposes to gain access from Wolverine Street, through the proposed Rum River Prairie development. Staff is requiting that 171st Street be constructed to provide a second access to both Kelly Acres and Rum River Prairie and the street plans indicate this construction. A trail will be required to be constructed on the east side of Armstrong Boulevard per the City's Park and Trail Plan. Also, a sidewalk will be required to be constructed along Tiger Street and on one side of 171st Avenue. Mr. Trudgeon indicated the tree preservation plan, grading plan, and drainage plan are generally acceptable to staff, though some modifications are requested. He stated the public hearing was held on March 3, 2006, and a number of residents expressed their concern with the proposed project. The primary concerns were the size of the proposed lots, the eventual extension of urban services to the area, and the general concept of cluster housing. The Planning Commission recommended approval of the preliminary plat with the following contingencies: 1. MPCA approval of the common septic system 2. Resolution of the lot size issues for the existing homes 3. Completion of the traffic study 4. City Council re-consideration of the cluster ordinance Regarding Case No. 3, Community Development Director Trudgeon stated National Growth, LLC has applied for preliminary plat for a cluster subdivision to develop 26 single-family lots on a total of 72 acres generally located on Tiger Street at Armstrong Boulevard. Armstrong Boulevard crosses the property; the portion proposed to be platted in this first phase is on the east side of Armstrong Boulevard. The remaining property on the west side of Armstrong Boulevard may not be developed until municipal services are available to the site. The original submittal showed the extension of 170th Avenue lined up with Tiger Meadows across the street. The property is located in the R-1 Rural Developing District, which has a maximum density of one lot per 2.5 acres or 0.4 units per acre. As submitted, the preliminary plat has a gross density of approximately 0.36 units per acre. The 26 new lots meet R-1 Rural Developing standards for lot width, size and frontage on a public road. He stated the proposed lots will be served by a common septic system, constructed to connect to municipal sewer and water when they become available to the property. The septic system is proposed to be shared with the Kelly Acres development to the north and is located within Outlot A. General details concerning soil type, and the design and location of the community septic have been submitted. The community septic system proposes to be larger than the state maximum for municipal permitting, and will require an MPCA permit. Preliminary plat approval shall be contingent upon receipt of this permit. Community Development Director Trudgeon indicated Wolverine Street has been revised to a cul-de-sac, as requested by staff, to avoid conflicts with the intersection of Armstrong Boulevard and Tiger Street. Also, sidewalks are proposed on the west side of Wolverine Street and Tiger Street and north side of 170th Avenue. A trail is proposed on the east side of Armstrong Boulevard, as directed by the Master Parks and Trails plan. A traffic generation study was conducted for the proposed Rum River Prairie/Kelly Acres subdivision. It was determined that the proposed 31 lots will not have a significant impact on any intersections, and no upgrades are required, except to install stop signs at all proposed intersections on Tiger Street. He advised staff is requiting that all sewer and water infrastructure be installed prior to the construction of City Council / April 11, 2006 Page 6 of 26