02/09/1994 P&Z Packet - Laserfiche WebLink

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DireCt.on tj, East Semi-public (St. Joe's Church) R-1 West City of Elaine - - Based on the above the proposed R-1 development is compatible wi:h the surrounding land uses. Publicgrvicas, The subject site has public services such as sewer and water available. Over a year ago the City of Lino Lakes gave approval for a 90 unit, multi -family subdivision called Lino Lakes Cottages on the subject site. The subject Willow Ponds proposal, is for a 27 unit subdivision, therefore will have less an impact on the existing system than would the Lino Lakes Cottages development. Traffic Generation. The proposed R-1 density development will have less an impact on the roadways than would a development at an R- 4/PDO density. However, there are some concerns regarding access to County Road 12, and intersection alignment. These items will be discussed in the Preliminary Plat section of this report. Perfermance Standards, As a condition of the Preliminary Plat approval, the proposed development will be required to comply with applicable performance standards. PRELIMINARY PLAT REVIEW In addition to the rezoning request, the applicant is simultaneously requesting preliminary plat approval of the Willow Ponds Subdivision. The subject subdivision includes 27 single family residential lots (assuming necessary rezoning is approved). pesign Concept. As shown on Exhibit B, the subject plat has been designed so as to minimize negative impacts associated with its proximity to Interstate 35W. Specifically, lots have been oriented toward interior cul-de-sacs to limit exposure to the interstate. Additionally, a series of ponding areas and berm will be constructed along back yards as buffering devices. The proposed design concept mirrors a previously approved subdivision called the Apollo Meadows (Exhibit D), located to the North, across Interstate 35W. The Apollo Meadows subdivision also abuts the Interstate. Four cul-de-sac entrances were constructed off of Apollo Drive to access the lots. These cul-de-sacs were considered acceptable due to the property's proximity to the Interstate Freeway, which prevented construction of through streets. The same holds true for the proposed Willow Ponds subdivision.