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HomeMy WebLinkAbout04.12.94 Planning Packet ( , . . 3. a. b. c. d. 4. a. b. 5. . . AGENDA PLANNING COMMISSION REGULAR MEETING APRIL 12, 1994 1. CALL TO ORDER - 7:00 P.M. 2. APPROVE MINUTES a. March 8, 1994 - Regular b. March 22, 1994 - Special PUBLIC HEARINGS 7:00 P.M. - Preliminary Plat of Limerock Ridge 7:30 P.M. - Preliminary Plat of TroyHil1 8:00 P.M. - Wetland Alteration Permit for prairie Waterway 8:30 P.M. - Planned Unit Development for Nelsen Hills Farm DISCUSSION Variance from Fence Height Requirement - Michael and Karry Rothbauer Variance from Building Coverage Requirement - David Bryant ADJOURN 11 ,I . . . . , , AGENDA REPORT PLANNING COMMISSION MEETING REGULAR APRIL 12, 1994 1. CALL TO ORDER - 7:00 P.M. 2. APPROVE MINUTES - MARCH 8 AND MARCH 22 3. PUBLIC HEARINGS a. 7:00 P.M. - Preliminary Plat of Limerock Ridge - 32 acre, 76 lot, low density plat east of County Road 31 and south of 193rd Street The preliminary plat proposal is consistent with the schematic plans previously approved by the Planning Commission. There are four areas, however, that need to be discussed which could require changes to the lot layout. The first was brought to the attention of the City staff by the Developer's planner. Lot 55 in Block 1 has a "fish hook" configuration that should be changed. It has been suggested that Outlot B should be enlarged and Lots 52 - 54 slightly decreased in width to assure that Lot 55 is 80 feet wide at the building line. A second area of concern are the rear lot lines of Lots 10,23,31 and 32 in relation to the permanent storm water management pond being created adjoining 195th Street. The City Engineer has recommended that this ponding area should be placed in an outlot and dedicated to the City. The reason for this change is to eliminate the possibility of future conflict between property owners and the City during pond maintenance. Another concern deals with the width of utility easements in this plat. Because of the depth required to install sanitary and storm sewer lines, the engineer has concerns about the reduction of usable area on certain lots. One way to reduce the width of easement would be to introduce ductile iron pipe through the deepest cuts. More specific information will be available at the meeting. The Engineer has also requested soil boring information within this plat. The final question relating to lot layout involves the intersection of Elmwood Circle with 194th Street. The angle of intersection of the two streets appears to approximate 720 whereas the subdivision ordinance requires a minimum of 800 and, more preferably, should approximate 900 as all other intersections are within the plat. An adjustment probably should be made as the acute angle turn will be a long term annoyance for everyone using this street. In addition, there will be an 8 foot wide bike trail along the south side of 193rd Street. Dakota County Soil and Water Conservation District has made specific recommendations regarding erosion control measures which need to be taken during construction. These have been forwarded to the Developer's engineer. In addition, the City Engineer has drafted recommendations with regard to engineering detail which will be incorporated before the final plat is prepared. The landscape plan for this plat is particularly well done. Agenda Report - 4/12/94 - Page 2 . Recommendation Forward the preliminary plat of Limerock Ridge to the City Council with the recommendation that is shall be approved subject to comments from the staff and the Dakota County Soil and Water Conservation District. b. 7:30 P.M. - Prelliminary Plat - TroyHil1 - 39.66 acre, 79 lot low density plat north of County Road 64 and west of Fair Hills Subdivision The preliminary plat of TroyHill is consistent with the schematic plan which was previously approved by the Planning Commission. The concerns of the staff are mainly engineering and public works questions which may need some additional study. The first question involves the size of Outlot A. City Engineer Kaldunski does not have runoff calculations but is concerned that the outlot is not large enough to accommodate the NURPing which must take place on site. Calculations need to be submitted to determine if some portion of Lot 10 may also be required to handle storm water. In addition, the City will be interested in purchasing a lot in the southeast corner of the plat with at least 100 feet of width to secure another well site for the City water system. . Two other concerns of the engineering staff are the depth of the water line in County Road 64 at Street B (it may become too shallow after regrading) and the need for trunk water lines in Street B and the east/west portion of Street C. In addition, bike trails 8 feet in width will be needed within the rights of way of 193rd Street and Street B and, therefore, should be included in the plan. Currently there is no landscape plan for this plat, but the Developer's engineer indicated that one would be available at the public hearing. In essence, deciduous trees are recommended at 40 foot intervals along the interim street rights of way and clusters of pine and spruce trees are recommended within the rear lot area of the properties adjoining arterial and collector streets like County Road 64. Another recommendation concerning County Road 64 is that the Developer shall be required to put in escrow a sum of money to pay for 50% of the cost of paving. The City would then work with the County to complete an upgrade of this road during the 1995 construction season. The reason for this is in anticipation of the number of complaints about road dust that the City will receive from homeowners once this subdivision is developed. Recommendation Forward the preliminary plat of TroyHill to the City Council with the recommendation that it shall be approved subject to comments from staff and the Dakota County Soil and Water Conservation District. . "Pitanning Agenda Report - 4/12/94 - Page 3 . c. 8:00 P.M. - Wetland Alteration Permit - prairie Waterway - in Sections 29 and 32 between the Vermillion River and Highway 50 The City Engineer has requested that this hearing be continued since the various review agencies have not responded. It is possible, although unlikely, that specific recommendations will be in hand by the meeting. d. 8:30 P.M. - Planned Unit Development - Nelsen Hills Farm - 119.48 acres, 271 lot low density neighborhood north of Fair Hills Subdivision immediately west of County Road 31 The preliminary PUD has been revised to reflect earlier comments made by the staff and the Commission. Additional concerns that need to be addressed include moving the right of way for 190th Street West, west of the storm water pond to center on the section line. In addition, all potential well sites must be on lots that are ata minimum of 100 feet in width and all storm water ponding areas should be in outlots dedicated to the City with access from public streets and the concept of the trail system as a bicycle and pedestrian link between public open space areas should be reconsidered. . This proposal does not include a tangible link between the park and the north/south trail. It would be the recommendation of staff to'add the lot immediately north of the storm water pond adjoining County Road 31 to the outlot and designate it as a slightly enlarged townhouse lot and designate the number of units as well as to provide an architectural character study to add to the project summary. The major north/south street will parallel the gas line easement across the Cameron land immediately north of the PUD and not actually cross it until both are situated immediately west of Hillview Subdivision. The other north/south street in the west half of the PUD should be aligned to tie in with one of the north/south stub streets in the Hillview Addition. On the west side of the PUD, it may be more useful for neighborhood development to extend 189th Street to the west rather than 186th Street which drops off rapidly into a branch of the Vermillion River. The southeast corner of the adjoining property appears to have more immediately developable land. Because the County now requires 55 feet of dedication from the centerline, Pilot Knob Road should be drawn with additional right of way. Recommendation Forward the PUD of Nelsen Hills Farm to the City Council with the recommendation that it shall be approved subject to comments from the staff. . .' o'pianning Agenda Report - 4/12/94 - Page 4 . 4. DISCUSSION a. Michael J. and Karry L. Rothbauer - 5171 183rd Street West - request for a fence 6 feet high in a front yard. The Rothbauers live on a corner lot and do not have enough storage area for equipment. They would like to fence their rear yard and extend it into the front yard by 10 feet. There do not appear to be grounds for a hardship, but they would like the issue to be discussed before they invest money in a public hearing. b. David Bryant - 5194 Upper l8rd Street - request for variance to 30% building coverage limits. This is another informal request to test the resolve of the City regarding building coverage. The existing house and deck would allow a garage expansion of 8 feet but not 10 feet which this landowner would prefer. Once again, the grounds for hardship do not appear to exist. .&~~~~ Charles Tooker City Planner .