09-17-2018 Planning Commission Packet

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FILE # LA18-000065 September 17, 2018 Page 3 of 4 have been approved by the City Council. Conservation design regulations are attached as Exhibit E. The western 10 acres of the site is heavily wooded. There appears to be wetlands on the property, based on data provided by Hennepin County (Exhibit D). The effect of the development on these ecosystems will need to be carefully considered. Analysis The Planning Commission should comment on the lot width issues identified above. The Conservation Design Plan will provide further insight on the impact of the development onto the ecosystems, and the developers plan to minimize and mitigate these impacts. Wildhurst is a 3,000 foot long residential road terminating in a cul de sac. There are no proposed extensions of this road to connect to other collectors, nor is that connection immediately likely, due to wetlands to the north. The extension of the cul de sac to the north property line does provide an opportunity for a connection, should that be a desire in the future. No analysis of a stormwater management plan has been completed. The land use (single family residential) and density are generally consistent with the Comprehensive Plan. Adjusting the plan to meet existing zoning requirements may result in the loss of 1 or 2 lots. Engineering Comments The city engineer has provided some preliminary comments on the proposal: The developer will be responsible to extend the sanitary sewer main to service lots 5, 6, and 7. It is advised that the stormwater management plan be developed early in the process as the topography may influence layout. City water is not available, each lot will need a private well. Issues for Consideration 1. Does the Planning Commission support vacation of right of way to support development on the property. 2. Does the Planning Commission support a flexibility of lot width at the lake? 3. Does the Planning Commission support a flexibility of lot width for non -lake lots? 4. Does the Planning Commission have other comments or issues with the plan that the developer should be aware of? Planning Staff Recommendation The Planning Commission should provide non-binding feedback to the developer as they further develop their plans. List of Exhibits Exhibit A. Application Exhibit B. Proposed Plans with contours Exhibit C. Proposed Plans without contour, showing Right of Way Vacation Exhibit D. Wetland Map (Hennepin County)