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There are wetlands on the proposed~p~at that w/II be'encumbered; wi~. drainage, and: uti~/ty'easement~: <br /> Also, the plat appears to conform to the newly adopted wetland buffer ordinance. The plat proposes <br /> some wetland impact in order to extend 177th Avenue, and mitigation is proposed on the southern <br /> end of the plat. Grading, drainage, and wetland impact plans will have to be reviewed and approved <br /> by the Lower Rum River Water Management Organization (LRRWMO). City approvals will be <br /> contingent upon the developer's receipt of this permit. <br /> <br />The preliminary plat is proposing to gain access fi.om Erkium Street, which has been redesigned to <br />meet the 600 foot length restficfion~ Staff is requiring that Erkium Sa'eot be constructed to urban <br />standards to the southern-most lot, ending in a temporary cul-de-sac. The remainder of Ertdum Street <br />has been requested to be platted as an outlot to the southern boundary of the plat. In addition, 177~ <br />Avenue will be constructed to urban standards to the extent of the ?oposed lots. Currently, staff is in <br />negotiations to obtain right-of-way for the future extension of 177 Avenue to connect with Highway <br />47. It is not likely that this street will be constructed before the proposed lots are developed, if <br />approved. <br /> <br /> The Landscape and Tree Preservation Plan have been submitted. There are some density transitioning <br /> requirements that are deficient on the proposed plat. According to City Code, 240 trees are required <br /> for this plat along the property lines that are shared with large, rurai lots. The landscape plan shows <br /> 148 trees, half of which are proposed within a United Power Association easement. Also, the cluster <br /> ordinance states that attention should be given to the existing, rural lots when siting potential cluster <br /> lots and the currently proposed plan indicates 12 lots immediately adjacent to existing, rural lots. <br /> <br />Staff hag. received numerous letters and. phone calls fi.om residents expressing concern with the <br />proposed')evelopment. The primary concerns related to this plat are: the increase in traffic and <br />accompanying safety issues with providing only a single access, the lack of density transitioning, the <br />maintenance and monitoring of the community septic system, and the source of water supply. <br /> <br />Recommendation: <br /> <br />There are multiple issues to consider concerning the proposed project. This site is challenged because <br />of the lack of existing road frontage and the existence of wetlands and other natural barriers. To <br />develop this land under any set of regulations would be challenging. <br /> <br />Whenever possible, the City strives to obtain at least two accesses into developments for public safety <br />purposes, and the proposed development provides only one access. <br /> <br />Density transitioning remains to be a significant issue. The revised plat negatively impacts more <br />existing residents than the original plan, impacting the rural character of those adjacent lots. The <br />Planning Commission and City Council have repeatedly expressed their concern with the location of <br />the proposed lots, and requested that the developer site the lots in a way that would use space as a <br />form of density transitioning. <br /> <br />-120- <br /> <br /> <br />