Agenda - Planning Commission - 05/02/2002

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the northwest comer of Alpine Dr. and State H,w~. 47. The property is acres in size. The property is currently zoned R-~ Urban Residential, which allows fo densitv residential development at a density not to exceed 7 units per acre. The preli~'~ry plat reflects a net density (subtracting Alpine Drive and T.H. g47 road right-of-ways ~'~t!ands) of 6.9 units per acre. In accordance with the newly adopted street policy for developments and 'suggestions fi-om City Staff, Planning Commission ~'~'~t'y developer has worked dihgently to design the preliminary plat with a '~7~bination of Streets and pr/rate driveway collectors, two accesses onto Alpine Dg~:e anc~;~!;accesses to adjacent property to the west. The City Engineer has.reviewed the:i,~c~7~g Pl~!:~d made s~ technical recommendations for the-final Grading Plan required ,.~tir~:!~Tf:;,Final Plat approval. The project is subject to the review and permitting process,_.?~i!~:~~ Lower ~[~m River Watershed Management Organization (WMO) and MPCA. The stanfi'' ~drainag~(,.,a.g~d utility easements are proposed around the perimeter of the plat. In accor~' with'City~iTiCT, the wetlands and stormwater ponds are also proposed to be encumb~:9l~ii!~rainage e~kem~s. The proposed easements for sewer and water extensions comply wif, h the ~5~ p1;'~.~e~Th~'*~:ktension of sewer and water.to the site will have to'be.coordinated with the devel~S~{':'of Sunflower Ridge to the east and the replat of Wildlife Sanctuary to the north. The Land~b,-g Plan id~ntifies existing tree stands; either the Plan has to be modified to also identify '~'~,:-remo~i~}~;lim/ts, or an ~.,~-,, , . , "~,:~/.;9~;'~ -' ~:~:~t*/ addendum to the Grading Plan will be!-mqu'ked to identify both ex~stmg Xee;:~ds and-removal limits. She noted the Park Commi if0 exa.:cornmon ..... open spac¢ii~7,~b~'ovide opportunity for passive or active recreatio~5!}¢es b~:;.~e re}i'a'~i~i{tS'}7'~Eity, Code also'i:b(utres sidewalks along one side of all non-cul-de-sac streets. T~aProposed plat.[d;~nl~es:a~ii'dewalk along the west side of Germanium Street. A trail, rather th~!-~¢sidewaS~i~t'~rop~;:~z~Jil:~ia,.. Fluorine Street in lieu of a trail adjacent to T.H. #47, because of the~etla~:~f$ the norS~'~!?Fherefore, the trail is pro. posed to follow Fluorine Street-and continue tothT; a oughSunflower Ridge and then north again through Wildlife~g~n~tu~- and eventually b~ out to ~7. It is expected that park dedication will be satis,ffdS-~ith a ca~¢}ayment. The ~s p~posed are not trail fee credit eligbl'e and therefore,, t~'~;~andard trail ~ will be collect;~¢)f~>~'e plat. Staff recommends approval of the prelkna'j~'klat subject to ~!-~i:Staff Review le~arch 2'7, 2002. ....:,~255.'S.olintrop, JoI~'i~i~er & Associates, explained the plan has been through several revisions. -:'¢~¢(:~:;;):;; '~*~'"n'3~fes~i~e original i~'i:~:-had~',200 units and was rejected. He said there was little room for &'"::~changes made, the units areremoved. He said there are public roads ~:"~'~ throug~hout iS~ite and so~!¢'avate roads will be used as driveway collectors. ~"~.~?.. Commissioner'~ohnson questioned if Ivir. Solintrop could comply with the 25-foot setback. "~' ,'.:t. Mr. Solintrop~'.i~xplained that may be possible, however, he would lose 15 to 25 feet off the .~-' .. 174 Planning Commission/April 4, 2002 Page 4 of 14 I .I I i I I I I I I I I