Agenda - Planning Commission - 06/07/2007

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Preliminary Plat Review: CBR Development June 1, 2007 Page 3 of 4 . The drainage swale through the rear of Lots 2 and 3 is proposed at a grade flatter than 2%. A certificate of grading vvill be required prior to occupancy to ensure that a minimum grade of 1 % has been achieved. Drainage and utility easements are being provided through this critical drainage swale. . A permit will need to be obtained from the Lower Rum River Water Management Organization and the l\1PCA for this development. Streets and Access: The access to this cul-de-sac development is onto County Road 5. The County controls the access rights off of County Road 5 (Nowthen Boulevard) and has not commented on this development at the time of tills wTiting. However the access proposed is not consistent 'with the County's access spacing guidelines which would be 660 feet if the speed limit were to be reduced between 40 to 45 miles per hour (currently the speed limit is 50 mph). The actual separation distances between adjacent secondary access road points are 425 feet to 150th Lane to the north and 770 feet to 148th lane to the south. The proposed cul-de-sac does not conform to City Standards for right-of-way or pavement width. Please revise your plan to indicate a 50-foot pavement radius and a 60-foot right-of-;Nay radius for the street. Traffic Generation Analysis: It is anticipated that this subdivision would generate an additional 50 trips per day onto CSAH 5 based upon a single family trip generation rate. A Stop sign should be placed at the access onto Now1hen Boulevard. A recent traffic generation analysis which was prepared for Pine Prairie, a similar development located approximately one half mile to the south which also takes direct access onto CSAH5, noted that b)T year 2026 there will be capacity constraints on CSAH 5 and TH 47 with current lanes and traffic control. Consideration should be given to increasing CSAH 5 and TH 47 four lane facilities as far to the north as Sunwood Drive. Utilities and Water Usage: Sewer and water utilities will need to be extended to service this property. A utility plan has been submitted which proposes extending water service from the west side of CSAH 5 and extending sanitary se'\ver northward along CSAH 5 from Sunwood Drive. Detailed construction plans will need to be submitted at the time of final plat. Trail Development Fee and Construction: A trail will be required along the CSAH 5. The construction costs for the trail are not eligible for credit against Trail Development Pees due on the Plat. This trail will need to be added onto the preliminary plat. The 2007 trail development fee is $600 per reside:q.tial unit. ' Planned Unit Development Requirements: The following criteria are used in City Code to determine the appropriateness of the rezoning request: High Quality Desifm and Compatibility 'with Surrounding Land Uses The surrounding land use is single-family residential. The lot sizes, house design, and density specifications are not substantially different from tlle surrounding land uses. 107