Agenda - Planning Commission - 05/03/2007

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of land is difficult because the County Road provides the only option. The proposed Helium Street does not meet the spacing guidelines set forth by Anoka County. Also, turn lanes may be warranted due to the number ofturni11g movements made daily. At this time, Anoka County has not submitted comments regarding this plat. However, it is anticipated that turn lane construction will be required with a bypass lane north-bound on Nowthen Boulevard. Helium Street is also proposed to be constructed as a temporary cul-de-sac to eliminate and prevent the need for additional accesses in the future. Associate Planner DaInes stated the applicant has submitted a revised landscaping plan that provides additional vegetation 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 revisions have been requested regarding the proposed elevations and the nature of handling stormwater runoff. The proposed plat does not indicate a sidewalk on Helium Street. However, a 10-foot trail is shown on the plat between Helium Street and County Road 5. It is standard practice to require trails within the boundaries of the development, however, due to the site constraints, a portion of tlle trail is located within the Helium Street right-of-way. Ms. DaInes stated the applicant has revised the plans to include three, three-unit buildings to lessen the bulk ofthe units. The building elevations submitted appear to meet R-2 City Code standards for architectural detail and use of color variation. Color palettes have been submitted, and are acceptable to staff. Ms. DaInes stated a Landscape and Tree Preservation Plan have been submitted. Staff is requesting that all invasive or otherwise undesirable trees are removed, with the exception of any trees that may be able to be spared on the westel11 boundary of the property. The construction associated with the stormwater pipe will make any tree preservation in this area difficult. Tree cover along the southern boundary of the property consists mostly of Siberian Elm, ail invasive' species that does not warrant preservation. Staff is recommending that they be removed and the area be landscaped with a more desirable mix of trees. Associate Planner DaInes stated the Planni1lg Commission heard the request for preliminary plat and preliminary site plan approval at the February 1, 2007 meeting, and after a split vote, recommended 3 to 2 (with one abstention) to approve the proposed development. The Planning Commission expressed a desire to see the three property owners come to some agreement for the design of the plat. Also, concern for the location of the proposed access was expressed, specifically the lack of alignment with the Lord of Life property. Another concern expressed was that the proposed Helium Street is located adjacent to the right-of-way for CR 5, creating conflicts with on-coming traffic. The increase in traffic due to the increase in the number of units in the general area was another concern the Planning Commission discussed. Ms. DaInes stated at the public hearing, two property owners to the north spoke out against the development, stating that no effort was given to contact them. It is staff s understanding that sillce the public hearing, the applicant has made contact and presented a plan. However, the property owners could not come to an agreement. Associate Planner DaInes indicated the Park and Recreation Commission met on February 6, 2007, and recommended construction of a bitmninous trail along the eastern edge of the plat and payment of park dedication in cash. Ms. DaInes stated the County has not provided any comments of concern regarding the proposed access. While tlle proposed access does not meet tlle spacing guidelines set forth by Al10ka County, the temporary cul-de-sac provision will allow City Council / March 13, 2007 Page 10 of21 P32