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<br />Planning Commission Minutes <br />February 27, 1996 <br /> <br />Page 4 <br /> <br />. <br /> <br />4. <br /> <br />ESTABLISHING A COMMERCIAL ZONING AT A SIGNALIZED INTERSECTION IS <br />A REASONABLE AND LOGICAL LAND USE DETERMINATION. <br /> <br />5. CHANGE IN ZONING IS CONSISTENT WITH THE COMPREHENSIVE LAND USE <br />PLAN MAP THAT WAS RECENTLY UPDATED AS PART OF THE COMPREHENSIVE <br />PLAN UPDATE. <br /> <br />COMMISSIONER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED 4-0. <br /> <br /> <br />Staff report by Steve Ach. Rick Lund is requesting preliminary plat approval to <br />subdivide approximately 23 acres into 44 single family lots. The property is <br />located along the east side of County Road No.1 at the 196th Street alignment. <br />The lots range in size from 10,000 square feet to 34,568 square feet. The overall <br />density of the development is 1.9 units per acre. <br /> <br />. <br /> <br />Steve noted an agreement has been reached with Mr. Jim Nord to resolve <br />access issues. Since there will be some tree removal in order to accomplish the <br />street design, the developer will be required to preserve as many trees as <br />possible. Steve explained that the developer has attempted to minimize the <br />impact on both the existing home and the DNR stream as much as possible. It <br />may be necessary in the future for the applicant to request a variance for the <br />existing home, however. The Park and Recreation Commission has <br />recommended park dedication fees be required on a "per lot" basis. Also, the <br />Commission recommended a widened roadway at the intersection of County <br />Road No. 1 to facilitate a striped shoulder from County Road No. 1 toward the <br />east. This trail would connect Meadowvale Heights with the city trail, and <br />possibly would act as a major east-west route. In addition, Steve noted that <br />there are two corner lots shown on the plat that may need to be adjusted to <br />meet minimum frontage standards. <br /> <br />Discussion followed regarding the 3 lots shown on the plat with no access. Steve <br />explained that these will be platted as an outlot, and replatted at some point in <br />the future when the Nord property to the south is developed and access is <br />obtained. <br /> <br />Steve Johnston, Landform Engineering Company, (representing the developer), <br />stated the development is proposed as an upscale neighborhood consisting of <br />above-entry-Ievel homes. An agreement has been made with Mr. Nord to <br />provide access so that a temporary access is no longer needed. Mr. Johnston <br />explained the dilemma of trying to satisfy the DNR concerns regarding the <br />stream, as well as the city's concern for the setback for the existing home. <br /> <br />Chair Dillon opened the public hearing. <br /> <br />. <br /> <br />Jim Nord, adjacent property owner, questioned the number and location of the <br />grading and utility easements and cul-de-sac mentioned in his letter, and the <br />location of the city trail. Terry Maurer indicated the grading plan shows grading <br />off the project site at the north end of three roads and the east end of another <br />road leading out of the plat, as well as a storm sewer line proposed to fall on the <br />