06-22-2004 PC MIN - Laserfiche WebLink

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. . . Planning Commission June 22, 2004 Page 2 points. Ms. McPherson noted that an existing farmstead is located on a 7.27-acre lot located in the southwest comer of the site. She explained that the developer would be required to realign Tyler Street in order to create a 90-degree four-legged intersection. Ms. McPherson stated that Tyler Street within the plat would provide subdivision opportunities for the residential properties to the west. Ms. McPherson reviewed the chart provided in the staff report, which illustrates the zoning comparison of the Rid Single Family District requirements with the PUD District. Ms. McPherson discussed transportation issues and recommendations by City Engineer Terry Maurer including the extension of 188m Lane and its impact on park dedication, and the splitting of Oudot A in order to prevent it becoming a "spite strip". She stated that utilities, grading, and drainage issues are addressed in the City Engineer's memo attached to the staff report. Ms. McPherson noted that Environmental Technician Rebecca Haug has submitted a memo with conditions to address wedand impacts and the wedand mitigation plan. She reviewed the Parks and Recreation Commission's recommendation for park dedication which includes the acquisition of Oudot I, cash dedication funds, and trails and sidewalk extensions. Ms. McPherson reviewed the housing types and landscape plan. Staff recommends approval of the requests by Ryan Development with the findings and conditions listed in the staff report. Chair Ropp asked how the lot sizes compare to those in Trott Brook Farms. Ms. McPherson stated that the single family lots in Trott Brook Farms are larger. Chair Ropp opened the public hearing. Dennis Griswold of Ryan Contracting, Inc., noted that the proposed development of this site has gone from 250-plus units to 142 units. He discussed the housing types and buyer's market for the proposed project. Mr. Griswold provided the following the following comments regarding staff's recommendations: . The project could get "hung up" if they were required to acquire right-of-way from the adjoining property owner, in order to realign the Tyler Street intersection. He suggested that they could realign the intersection within the plat by removing a lot and adding one on the east side of the plat. He felt that if the City wanted the realignment proposed by the City Engineer, that the City could exercise their right of eminent domain to acquire the right-of-way. · They estimated that the cost of extending 188th Lane would be approximately $300,000, with only 142 units to pay for it. Also, the additional property taken away from the park dedication (1.4 acres) would cost them additional $20,000-$30,000 in value. If the City feels there truly is a need for this connection, the City may consider allowing them to utilize one-half of the wedand frontage to construct an additional six units to make up the loss, and the remaining park land would still be a nice asset. · The buffer of trees to the west would provide some protection for the neighboring residences. · If any of the neighboring property owners wished to develop their property, he felt it was fair for them to pay for half the cost of extending the street. · The required street widths are acceptable, but that there are a few lots where setbacks will be tight, due to the wedands.