Agenda - Planning Commission - 11/07/2013

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Review File: ALPINE WOODS THIRD ADDITION Sketch Plan Minor Plat Request November 1, 2013 Page 2 of 3 Staff discussed alternatives for reserving a corridor for an extension of Uranium Street as well as reserving space for future development on this adjacent parcel. However, the owner of the Adjacent Parcel made the decision to replace the existing dwelling with a single dwelling at this time. The chosen location has impacts to the ability to extend Uranium Street in the future, but does not completely eliminate the possibility in the future. However, it does appear that the current Owner of the Adjacent Parcel does not desire to develop additional lots for the foreseeable future. As a result, the Applicant desires to discuss alternatives to the current cul-de-sac in order to allow the Property to be converted to a buildable lot to facilitate the construction of a single-family home. Staff has been reviewing several alternatives for a revised cul-de-sac submitted for review. The current proposal requests that the existing cul-de-sac diameter be reduced. Staff is open to an alternative that provides adequate turn around provisions for larger equipment (public safety apparatus, delivery vehicles, maintenance equipment, etc.) as 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.