09/08/2004 P&Z Packet - Laserfiche WebLink

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• Fox Den Acres page 3 We are left with a badly planned location. The comprehensive plan for the community includes this as an area to be developed. One road is stubbed to it in a previous development project, as are water and sewer. In the past, many neighborhoods were created with only one access, but now we want to provide more than one . Therefore, we must look for another access option if the comprehensive plan is to be implemented here. The 500' radio tower on the north is likely to stay. The proposed road stub to the north of the plat avoids the tower property. Land to the north of the stub does have on it several communication facilities such as satellite dishes and the like, but nothing so imposing as the tall tower. It is possible that a road could extend to the north where pictured if these facilities were removed in the future. That area includes upland, though it is impossible to know how much without a delineation of that property. A "ghost plat" of the area shows it will be possible to fit in a road and some lots. In the future, when land to the north develops, this new road can be connected. This would provide not only a second access for this site, but an addition access alternative for the neighborhoods that exist now. Traffic: The developer submitted a traffic study with the previous application for 64 lots. The original study did not recognize the completion of West Shadow Lake Drive through to 62nd. St. or the reconstruction of 62nd St. Staff made the developer's consultant aware of this, and an 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. Existing residents have voiced the concern that they do not want additional traffic on the roads. Utilities: City water and sanitary sewer service will connect to existing facilities in Fox Road. Both are adequate to serve the project. Grading and Stormwater Management: Stormwater ponds likely will be created in several locations on the site. We anticipate that the redesign will include relocating smaller wetland areas of lesser quality and mitigating (recreating) them in areas that will increase the higher quality wetlands. The design also may include infiltration swales that will help filter water prior to running into ponds or wetlands. Existing residents have expressed concern about stormwater ponds that serve their neighborhoods. Parks, Open Space: The comprehensive plan envisions a conceptual greenway on part of this site. In addition, the City soon will approve a new "Parks, Natural Open Space /Greenways and Trails System Plan." Creating greenways to implement the concept presented in the comprehensive plan is the first priority of the new parks and open space 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.