5.1 - 5.2 PCSR 09-10-2013 - Laserfiche WebLink

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connecting with an unnamed east/west road that will eventually connect to Waco to the east and a service drive to the west,in Big Lake township. The project will be served by city water and sewer. The senior housing facility will be located on the east side of Yankton,with access off of the service drive to the north. There is no access off of Highway 10. BACKGROUND/PRECEDENT The property was the subject of a plat in 2005 (Heritage Maples P 05-16), and has since expired. That property was developed as a PUD. Although the Plat and Conditional Use Permit have expired, the rezoning of the property to PUD does not. To develop the property as a PUD, the owner would need to resubmit plans to obtain a new Conditional Use Permit, following the requirements outlined in the City Ordinances. ANALYSIS Plat. As noted above, the preliminary plat creates two lots, one buildable, and the second an outlot, which includes a 1.7 acre wetland (approximate). To satisfy a PUD, the entire project should be planned, at minimum incorporating the outlot in expected land uses and lot configuration. The northern boundary of the plat should include access restrictions onto Highway 10. The wetland delineation for the original plat has exceeded 5 years, and has expired. An updated delineation is necessary for the plat to be approved. Further, since the original (expired) plat of Heritage Maples, the City has enacted a wetland buffer requirement,which prohibits activity within 25 feet of a wetland boundary. Yankton Street encroaches into this buffer. Plat improvements. "Service" drive terminates in a temporary cul de sac at its eastern end. This cul de sac will be removed when the road is extended to the east. At the western end,no cul de sac is proposed or necessary, as it occurs near the Yankton intersection, sufficient to permit vehicular turning. A sidewalk is also proposed along the south of service drive, consistent with City policy. Staff is generally comfortable with the plat as described,however,notes that the plat is part of a larger project that must be reviewed as part of the larger whole. Comprehensive Plan The property is guided for urban residential,having been amended since the 2004 Comprehensive Plan. Lots/density—The 20 "units" of senior living/ care on the 1 acre parcel is generally consistent with other, similar projects in the community. Parks Park Plan-The Comprehensive Park Plan does not indicate any park target area nor trail corridor in the subject area. Park and Recreation Commission Recommendation—Given the Comprehensive Park Plan, the Park Commission recommends park dedication be paid in the form of cash at the rate applicable at the time of Final Plat release. N:\Departments\Community Development\Planning\Case Files\P\P 13-03 Heritage Maples\SR to PC Heritage Maples 9-10-13.docx