Agenda - Planning Commission - 12/05/2002

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Community Development Director Frolik stated that the City received an application from Oakwood Land Development for preliminary plat approval for property located west of T.H. #47 and north of Alpine Drive N.W. The plat is a replat of 2 existing homesteads, the back yards of two other homesteads to the east, and an outlot remnant from Wildlife Sanctuary 2nd Addition, into 46 new single family, urban lots; one of which will be occupied by an existing house. The property is zoned R~i Residential and is located in the Metropolitan Urban Service Area (MUSA) boundary. The property is approximately 23.5 acres in size and proposes to plat 45 new urban lots for development and one existing homestead for a total of 46 lots. The gross density of the plat is 1.95 units per acre; factoring out the wetland, the net density is 2.05 units per acre. In accordance with the approved sketch plan, the street plan proposes connection with streets planned in adjacent developments. Junkite will be extended north off Alpine and terminate at the north boundary of the plat in a permanent cul-de-sac because of the presence of wetlands. Street connections will be made with 154th Lane and 155th Lane in Sunflower Ridge to the east. The preliminary plat will extend 155°~ Lane to the west boundary of the property for future access to the west. All of the lots meet the 10,800 square foot lot size requirement. The preliminary plat is missing measurements necessary to determine that the 80-foot (90 feet on corners) lot width requirements are met either at the street or the building setback line. The wetlands have been appropriately delineated and should be encumbered with drainage and utility easements on the final plat. The preliminary plat will be reviewed by the Park Commission on November 14. It is anticipated that park dedication will be satisfied with a cash payment. In addition, the Developer will be required to continue the trail along the north side of Alpine Drive. Sidewalks will be provided on all non cul-de-sac streets. The City does have a density transition ordinance in effect. No transitioning will be required to the north and east because of similar or denser development (Wildlife Sanctuary 2nd and Sunflower Ridge), The plat abuts 3 larger, rural lots on the west that are also zoned R-1 Residential, located within the Metropolitan Urban Service Area and eligible for redevelopment at urban standards. The Developer has prepared a detailed inventory and photos of a significant stand of trees along the west boundary line. It is proposed that this existing tree cover will satisfy density transition requirements. The proposed density transitioning was reviewed by the Planning Commission on October 3 and City Council on October 15. Both the Planning Commission and City Council seemed receptive to the transitioning proposal. The Preliminary Tree Plan submitted with the preliminary plat does not adequately identify the preservation, of the existing tree cover on the west property boundary. Under the new landscaping requirements, City Code requires the addition of two overstory trees to each lot; at least 25% of the new plantings must be deciduous and at least 25% must be coniferous. Credit may also be given for new planting requirements if there is existing, significant trees, of an acceptable species, to be preserved on any of the lots. This requirement is not reflected on each lot in the Preliminary Tree Plan. The Tree Plan needs to be modified accordingly. City Staff recommends preliminary plat approval contingent upon compliance with City Staff Review Letter dated November 1, 2002. Citizen Input Milton Weichett, 15407 County Road 5, stated he owns land adjacent to this site and it is used as a horse pasture. He stated his concern about the number of children in the new development and Planning Commission/November 7, 2002 Page 6 of 16