Agenda - Planning Commission - 11/07/2013

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well as adequate snow storage. The City requires a diameter/width of at least seventy (70) feet for larger vehicle maneuverability.. Staff will forward the request to the Planning Commission for Sketch Plan Review for further review, comment, and alternative analysis. Alternatives for the Planning Commission to consider include, but are not limited to: 1) consider a smaller cul-de-sac radius and allow deviation to setback requirement; 2) work with the Owner of the Adjacent Parcel to secure additional easement area; 3) consider a hammer -head terminus; 4) take no action/not approve the Plat until Uranium Street is extended as originally approved; 5) other. In any scenario, if the current cul-de-sac radius is reduced and the replacement alternative does not meet the minimum standards of City Code Section 117-614 (Subdivision design standards), additional City approvals will be required. The two (2) tools available to the City are the issuance of a Variance or approval of a Planned Unit Development (PUD). Staff will discuss these alternatives following Sketch Plan Review to see if a preferred alternative to the current cul-de-sac is directed by the Planning Commission. Staff is recommending that additional review be completed and identification of an acceptable cul-de-sac replacement prior to submitting a Final Plat for review. This would include future Planning Commission review and recommendation prior to review by the City Council. Tree Preservation Plan: The City's Tree Preservation Ordinance does not apply to your proposed plat, as the Property is devoid of significant tree cover. Traffic Analysis: A traffic analysis will not be required due to the size of the project. Grading and Drainage: The Sketch Plan does not include grading/drainage information. This information is not required for Sketch Plan Review. However, this information must be submitted with the Final Plat Application as directed by the City Engineer. A permit from the Lower Rum River Water Management Organization will not be required; however the Applicant may need to obtain an NPDES from MPCA. Landscaping. The Applicant is responsible for the planting of two (2) trees per dwelling unit at the time of construction of a dwelling unit. Additionally, the Applicant is responsible for satisfying the density transitioning requirements by installing landscaping along the northern property boundary. The Applicant is also responsible for the installation of topsoil, consistent with City Code requirements. The Applicant shall prepare a landscape plan that provides at least eight (8) overstory trees, eight (8) evergreen trees, and eight (8) understory trees along the northern property boundary. Minimum plant sizes for transitioning purposes shall be: 2.5 inch caliper for overstory trees, six (6) feet in height for evergreen trees, and 1.5 inch caliper for understory trees. Easements: With the Final Plat Application, Staff will be reviewing compliance with the standard requirements for drainage and utility easement dedication. Drainage and utility easements must be ten (10) feet in width abutting dedicated right-of-way, five (5) feet in width along both side and rear lot lines, and encumber any 100-year flood zone for all existing and proposed surface waters and wetlands. The existing easement for the temporary cul-de-sac will need to be vacated through an Application for Easement Vacation. The preferred alternative for replacement of the existing cul-de-sac will also need to be dedicated to the City. Utilities: Municipal Water and Sanitary Sewer have been extended to the site. The Applicant will be responsible for applicable connection fees to be outlined during the Final Plat Review. Other Development Fees. The Applicant will also be responsible for Park Dedication, Trail Development, and Stormwater Management Fees. A full analysis of applicable development fees will be provided with the Final Plat Review.