7.3. SR 01-16-2018 - Laserfiche WebLink

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Comprehensive Plan The Comprehensive Plan guides this area for urban residential served by city sewer and water. Targeted densities range between 3 and 4 units per acre, with the potential for some small lot development areas with densities up to 8 dwelling units per acre. The proposed subdivision is consistent with the comprehensive plan. Site Plan All of the changes are south of 190' Ave NW, which connects to Cleveland Street and was constructed this past summer. A new connection to Cleveland is proposed approximately'/4 mile south of 190"' Ave, and is planned to bridge the Trott Brook, creating a connection to Twin Lakes Estates and Twin Lakes Parkway. The proposed extension of Twin Lakes Parkway bends around a large wetland, and creates a needed east -west connection between Twin Lakes Road and Cleveland Street. Proposed lot widths are consistent with previous approvals, and range between 65 and 70+ feet. The setbacks remain the same at 25' front yard, 15 feet between buildings, and 30' rear. All homes will have access to a public street, and there are no additional association maintained areas within the subdivision. Wetlands The south half of the subdivision has many more wetlands than the north half, and there are some challenges in placing the buildable parcels and public infrastructure around them. The city's wetland ordinance requires a 25 foot no impact buffer around the delineated wetland edge and an additional 20 foot setback after to buffer prohibiting structures and impervious surfaces. Current standards require that all privately owned parcels remain outside of the 25 foot buffer, and the additional 20 foot setback must be protected by an easement when it is within a buildable parcel. In order to meet these requirements, the developer made a number of changes to their original submittal. The primary changes include shortening the lot depth and the corresponding buildable portion of the lot to maintain usable backyard space. The attached house lot fit plan shows some of the changes to the house and building pad type, but additional changes to homes along Twin Lakes Parkway and Edison Court are needed to ensure there is adequate space for decks and usable backyard areas. Parks The Parks and Recreation Commission reviewed the proposed plat during their November 15 and December 13, 2017, meetings. The proposed plat update relocated the park area to accommodate the changes to the roadway network. After the November meeting and upon further review of the grading plan, staff suggested eliminating the park area from this subdivision, receiving a cash dedication, and adding additional lots where the park had been located. Removing the park added 12 buildable lots, and the Parks Commission recommended the cash dedication. Previous Development Agreements gave credit for a land dedication, but with the elimination of the park area the difference for the previously approved plats will be due upon approval of the preliminary plat update. Engineering and Utilities Changes to the road network also facilitated changes to the public utilities. One of the reasons for the change included reducing the amount of deep sanitary service lines. Deep service lines are expensive to install and difficult to maintain once the city takes ownership. These concerns have been addressed with the plat update. N:\Departments\Community Development\Plaiuung\Agendas\PC Packets\12-19-2017\Done\5.1. P 17-21 Uske Plat Update PC 12-19-2017.docx