Minutes - Council - 05/09/2006 - Laserfiche WebLink

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Councilmember Pearson: aye Councilmember Strommen: aye Motion carried. Case #4: Request for Prelimina~ Plat Approval of Shade Tree Creek; Case of Shade Tree Communities Community Development Director Trudgeon stated Shade Tree Communities has applied for preliminary plat approval to develop 16 single-family lots on the property generally located south of 177t~ Avenue. This subdivision has been submitted in accordance with the cluster requirements for subdivision in the Rural Developing area. This is a revised version o the original plat that eliminated the need for a variance. The applicant is proposing to create 16 single-family lots on approximately 40 acres. The property is currently located in the R-1 Rural Developing District, with a maximum density of 1 lot per 2.5 acres, or 0.4 units per acre. All of the proposed lots appear to meet the cluster standards for R-1 Rural Developing. Lots conform to minimum and maximum lot width, size and frontage on a public road. Information regarding the community septic system, including soil testing, design, and exact location of the system has been submitted and is generally acceptable to staff. A utility plan outlining the installation and maintenance of sewer and water facilities has also been submitted. The plat is proposing individual wells to provide water services to the proposed lots. Mr. Tmdgeon advised there are wetlands on the proposed plat that will be encumbered with drainage and utility easements. Also, the plat appears to conform to the newly adopted wetland buffer ordinance. The plat proposes some wetland impact in order to extend 177th Avenue, and mitigation is proposed on the southern end of the plat. Grading, drainage, and wetland impact plans will have to be reviewed and approved by the Lower Rum River Water Management Organization (LRRWMO). City approvals will be contingent upon the developer's receipt of this permit. Community Development Director Trudgeon indicated the preliminary plat is proposing to gain access from Erkium Street, which has been redesigned to meet the 600 foot length restriction. Staff is requiring that Erkium Street be constructed to urban standards to the southern-most lot, ending in a temporary cul-de-sac. The remainder of Erkium Street has been requested to be platted as an outlot to the southern boundary of the plat. In addition, 177th Avenue will be constructed to urban standards to the extent of the proposed plats. Currently, staff is in negotiations to obtain right-of-way for the future extension of 177th Avenue to connect with Highway 47. It is not likely that this street will be constructed before the proposed lots are developed, if approved. Mr. Trudgeon advised there are multiple issues to consider concerning the proposed project. This site is challenged because of the lack of existing road frontage and the existence of wetlands and other natural barters. To develop this land under any set of regulations would be challenging. He advised whenever possible, the City strives to obtain at least two accesses into developments for public safety purposes, and the proposed development provides only one access. Also, density transitioning remains to be a significant issue. The revised plat negatively impacts more existing residents than the original plan, impacting the rural character of these adjacent lots. The Planning Commission and City Council have repeatedly expressed their concern with the location of the proposed lots, and requested that the developer site the lots in a way that would use space as a form of density transitioning. City Council / May 9, 2006 Page 6 of 30