08/11/2004 P&Z Packet - Laserfiche WebLink

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• • • Fox Den Acres page 4 Traffic: The developer submitted a traffic study with the previous application for 64 lots. The original study did not reconize the completion of West Shadow Lake Drive through to 62nd St. or the reconstruction of 62nn St. The amended study takes into account the current and planned roadways. The result is that the Birch St. approach and intersection will continue to operate at a level of service C. With fewer lots, there will be less traffic generated by the project. Parks, Open Space: The proposal includes 10.98 acres of "green corridor" (Outlot A). The 1992 park plan does not anticipate a park in this location. The City soon will approve a new "Parks, Natural Open Space /Greenways and Trails System Plan." Creating greenways is the first priority of the plan. This will require the use of a variety of strategies, the most important of which is greater reliance on a conservation development approach to land development. The draft new open space plan does envision a greenway across part of the site, and leading to Birch Park to the east. A greenway is a corridor of protected open space managed for conservation and recreational purposes. The comprehensive plan includes a greenway map (see attached detail). The City has no automatic ownership rights within areas envisioned as greenways. Greenway corridors on the map are conceptual and are to be refined through the development review process. It would be possible to retain some greenway along the outer edges of this site and make progress on the creation of a greenway corridor. The proposed plan offers Outlot A. This area does not offer as much toward preservation open space as would be possible with some creativity and design flexibility. Staff would prefer pursuing such possibilities. Our park plan consultant has been communicating with the developer on these possibilities. The Park Board discussed the project at its May 3rd meeting and recommended only a cash dedication. The subdivision ordinance includes park dedication requirements. Park dedication is $1665 per residential unit. The Park Board's view was that the proposed park is marginal land and can't be used for active park purposes. Utilities: Sanitary sewer and water service will connect to existing facilities in Fox Road. Both are adequate to serve the project. Grading and Stormwater Management: Stogy nwater ponds will be created in several locations on the site. Some revisions to house pad elevation will be necessary to meet minimum elevation above groundwater. The subdivision ordinance requires an easement that extends at least ten feet beyond a delineated wetland. This must be corrected. Easements also must be platted along all the external property lines. The project requires the approval of the Rice Creek Watershed District. This has not been obtained.