Agenda - Planning Commission - 02/01/2007

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However~,.st;:rrbelieves turn lane construction will be required with a bylass lane north-bound on Nowthen Boulevard. Staff is requesting additional landscaping in the green space between County Road 5 and Helium Street to mitigate any potential conflicts with vehicular headlights. The proposed drainage plan is problematic and Staff has requested an alternative plan for providing an outlet for stormwater runoff. As proposed, the plan would be susceptible to flooding in the spring months. Also, the utility plan needs revisions to indicate the extension of laterals under Helium Street. The proposed plat does not indicate a sidewalk on Helium Street, and this is generally acceptable to Staff due to the requirement to construct a bituminous trail along Nowthen Blvd. N.W. A 10- foot trail is shown on the plat. A portion of the trail is located within the right-of-way on the northern portion on the site. It is standard practice to require trails within the boundaries of the development, however, due to the site constraints, it is Staffs opinion that it is reasonable to allow a portion of the trail within the Helium Street right-of-way. Building elevations have been submitted and are generally acceptable to Staff. It appears that the units will meet the R-2: Medium Density Residential architectural standards of natural stone and architectural elements. Color pa.lettes have been requested and have not been submitted at this time. Although specifically required to vary color among buildings, an effort should be made to vary the appearance of each individual unit through the use of varied hues and tones. It has also been requested to vary the western elevation of the units, as they face other residential properties. City Code requires 40% open space, of which 10% must be identifiable community gathering space. The location and amount of open space has not been determined at this time. Revisions have been requested regarding the amount of impervious surface/open space and the location of the community open space. A Landscape and Tree Preservation Plan have been submitted. Staff is requesting that an effort be made to satisfy the density transitioning requirements through the preservation of additional trees. Level 1 transitioning will be required, with the provision of 6 trees for every 100 feet along the property boundary. Revisions to the Landscape Plan have also been requested regarding the mix of species and location of trees. Recommendation: The Planning Commission heard the case for GAD's Prairie this summer and recommended that the City Council deny the project, based on the following reasons: the positioning of the proposed road, the number of units accessing the proposed access point, improper use of the PUD, and not enough adequate discussion among property owners. Subsequently, the City Council approved the plat. However, the develop chose not to proceed with the development. Staff recommends approval of this plat due to its conformance with the performance standards and density' allowed within this district. The County has not provided any comments of concern regarding the proposed access" While the spacing is not ideal for this site, the temporary cul-de- 4