#16 - Highpointe Crossing Preliminary Plat and OP PUD

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City Council Meeting August 20, 2024 Page 7 REVIEW COMMENTS: Fire Chief Comments. The City’s Fire Chief provided a comment memo dated July 15, 2024 which details a comment on phasing for plans to meet City standards and state fire code. Engineering Review. This project has been reviewed by the City Engineer for conformance with the City’s Engineering Design Standards Manual. Detailed comments relating to the review are included in the Engineer’s memo dated June 28, 2024. Ultimately, the City Engineer is recommending that if approved, the development fully address all City Engineering comments. Several key comments are summarized below: • Revisions are required to the Preliminary Plat, Grading, Utility, Storm Sewer, Stormwater Irrigation Reuse, Lighting, and Landscaping Plans in order to bring them into compliance with City Standards. • The phasing plan should be incorporated into the Preliminary Plans. One of the Phase 1 lots should be platted as an Outlot with Phase 1 and can then be platted as a lot with Phase 2. • Consideration should be made to create a dedication Outlot for Community Wastewater Treatment System and potentially the two stormwater ponds. The dedicated Outlots may be necessary to ensure that the infrastructure maintenance, repair and replacement are not encumbered by conservation easements. • The Preliminary Plat must be revised to provide additional right-of-way width for a portion of 24thStreet North to accommodate the required turn lanes at the intersection with Inwood Avenue (CSAH 13). Valley Branch Watershed District. This property is located within Valley Branch Watershed District. The Applicant will be required to follow watershed rules and permitting requirements. The District commented that a review of the application was underway as of June 2024. A permit from VBWD will be required before any work can begin on site. REVIEW OF OP PUD FLEXIBILITIES: The developer’s requests for flexibility from the City’s OP PUD ordinance requirements must be approved by a supermajority (4/5) vote of the City Council. The following summary is intended to provide a consolidated review of the flexibilities requested by the developer. • 65 Units vs. 34 units – The City Council had previously provided guidance that this density was acceptable, a review of related flexibilities is provided in this list. The proposed average lot size is in line with those previously discussed by City Council for OP PUDs. • Grass vs. Paved trail – Under the Sidewalk and Trail section, above, staff suggest requiring a paved trail. The Applicant has proposed nearly double the minimum trail length if in mowed trails. This flexibility is a decision of the City Council. • 50% vs 25% Impervious – Under the OP PUD Bulk standards section, above, staff calculate that the development is at 36% impervious in the minimum developable area (50% developable area). Staff acknowledge that the smaller lots create a need for flexibility to the impervious limit of 25% of buildable area. • 50’ Street Tree Spacing – Staff recommend a review of where 30’ spacing can be accomplished but are supportive of flexibility (to no greater than 50’) when not practicable. • 5 vs 10 Trees per Lot – Under the Landscaping section, above, staff recommend requiring a total of 400 trees, minimum, for this development.