03-10-14 Council Packet - Laserfiche WebLink

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3 The property is guided for Medium Density per the City’s Comprehensive Plan which requires a net density of 4.0 to 5.9 dwelling units per acre. The proposed plan of 4.02 units per acre is consistent with the Comprehensive Plan’s guided land use and density. Concerns were brought forward at the public hearing regarding the medium density. It is important to note the developer is required to develop at 4.0 to 5.9 units per acre per the City’s Comprehensive Plan. The proposed development at 4.02 units per acre is the lowest end of the medium density spectrum. The highest medium density allowed at 5.9 units per acre could create 463 total units which is 147 units more than proposed. The PUD flexibility is not creating anymore density than is allowed. The flexibility actually allows for the lowest possible medium density and single family detached homes. It should also be noted that of the 216 single family lots proposed in the preliminary plat, 186 of them exceed the minimum R-2 requirements for lot width (60 feet) and lot size (7,500 s.f.). The proposed project will also require a City Council resolution to amend the five (5) year Utility Staging Area boundaries since the site spans two different areas (1A and 1B). Subdivision Ordinance and Comprehensive Plan The PUD Development Stage Plan/Preliminary Plat has been reviewed for compliance with the comprehensive plan, zoning and subdivision ordinance. The proposed development is not considered premature and meets the performance standards of the subdivision and zoning ordinance. The City will require a combination of land dedication and cash in lieu of land. The proposal dedicates 5.04 acres of parkland and trail which will be deeded to the City. A Tree Inventory Report, Tree Preservation Plan and Landscape Plan have been submitted which identifies existing trees, trees to be removed, new plantings, basic use area, natural resource conservation area and natural resource protected area. The Landscape Plan identifies required Boulevard Trees, Buffer/Screen Plantings, Open Area Calculations and Replacement Tree Schedule. The applicant has started the Letter of Map Revision (LOMR) process with the Federal Emergency Management Agency (FEMA) to verify the floodplain is not impacted by development. A Traffic Impact Study was prepared by Westwood Professional Services (November 2013) on behalf of the developer to anal yze traffic impacts along 20th Avenue South (CSAH 54). Conclusions from the study indicate the intersections at 20th Avenue South and Cedar Street and 20th Avenue South and Street A will operate at a Level of Service A (LOS A) in the 2019 No-build and 2019 Build conditions. The report notes a northbound and southbound turn lane is required at 20th Avenue South and Street A per Anoka County standards. Anoka County Highway Department has provided a comment letter dated January 24, 2014. In general, the County’s comments relate to required additional right of way, proper sight distance, turn lane construction along CSAH 54 and appropriate noise mitigation. Right of way has been dedicated per the plat. Trees are being removed within the CSAH 54 right of way to provide proper sight distances. Turn lanes are being analyzed at both Cedar Street and Street A with final approval required by the County. A noise mitigation analysis is being prepared by the developer. In addition, a landscape buffer is being planted in the rear yards abutting CSAH 54.