The URL can be used to link to this page

Home My WebLink About9.b. Broback Industrial Park Replat with Lot Width Variances , - ` CITY OF ROSEMOUNT EXECUTIVE SUMMARY FOR ACTION City Council Meeting Date: April l, 1997 AGENDA ITEM: Broback Industrial Park Replat with Lot Width AGENDA SECTION: Variances New Business PREPARED BY: Rick Pearson, City Planner AGENDA�'� � ATTACHMENTS: Proposed replat, PC minutes(3-25-97),Existing APPROVED BY: to o ra h with buildin s corres ondence Applicant(s): William Broback Location: Broback Industrial Park, east of Diamond Path, North of 148th Street West, and South of 145th Street West Property Owner(s) Henry Broback, Richard Thorvig, Estate of Arthur Broback. Area in Acres: 11.16 Number of Lots: 23 Overall Density: 2.06 Dwelling units per acre Guide Plan Land Use Desig.: Urban Residential Current Zoning: R-1, Single Family Detached Residential Planning Commission Recommendation: Denial of request, no justification of variances (unanimous among commissioners present, 3-0). SUMMARY Mr. Henry Broback has requested that the nine lots in the Broback Industrial Park be replatted into 23. Sixteen of the lots need lot width variances, resulting from proposed division lines. At issue is the separate ownership of the nine lots which precludes the redistribution of lot area. As a result, seven of the lots axe to be split in ha1f, and the two end lots would be quartered. All of the lots would have access to a frontage road along Diamond Path except those on either end which would front Delft Avenue or 148th Street West. The typical interior lot would be 75 feet wide(6.25% deficiency) and 350 feet long(280% of minimum). Previous attempts have been made to show alternatives including an interior street system that"splits" the lots from east to west. The result doubles or even triples the available lots with minor variances. However, the utilities are generally in place, designed for an industrial park following the pattern of the existing cabinet shop, Rosemount Woods. As a result, the property owners are convinced that the new street design would be prohibitively expensive because of the modifications to the utilities that would be needed to serve the lots. On March 25, 1997, the Planning Commission conducted a public hearing for the requested replat and concluded that the proposed replat was inconsistent with the surrounding neighborhood. The public expressed concerns about the excessive lot depth with little incentive for maintenance. In addition, the proposed housing types did not relate to long and narrow lots. Third, there was no separation from the wood shop located on Lot 5, Block 1 with intentions of expanding. The existing lots were generally a minimum of 90 feet wide with lot depth typically being less than one half to one third of the proposed lots. RECOMMENDED ACTION: Motion to direct Staff to prepare findings in support of denial of the re uested re lat of the Broback Industrial Park. CITY COUNCIL ACTION: SKETCH PLAT: BROBACK INDUSTRIAL PARK �-�a STH- Si'REE�---—WC-i'rT a e69'�3'i3'E 290.2� a .W § u .2.;� __�50.w.�- , . . . � s� a�mu+ O! /� +0 OMtQ�NO• O� �� 1 R�YI..OMfI COOL�O � �r =i ` O� � f11 1 iw oo � �4 �� . �� "s I � 3 �� in'- - ,.o.:. �w.00 �p��•3•a7•e . . ,. ..aa.x� l00.00 � o �� : �pIi� . �.�os.�� y� ��' _ _ . . . ''�� • 2Bf.I9 9.89 � '� ��A i-ec:�x 5 f r : �I 213 370.2� �� . � ' `R� s l ��m o� o � I : �0 �so.z. � �„� - i �— — = 7 � sn tr� I o� . �� ior u�s nc.z� 8 I .� ——— .n.oa� � � �or� � xm�w.n. Z � I no.z� �n . w�: �saa so.sr. . wt� it�w so.rr. 9 w�. u+�m.si. I �� lOf! 71 11)Sp.FT. . �2i LOI t X 36�S0.rt. lOT) i�3N Si.fT. O I � NB9 13'13'E I I ior e xzu sa.F�. l01 9 342N SY.fT. � I I aose�ax+r�twusratu v.a� � n�ua z . �m� n.zw m.�rr. I W I � _ _ _ _)� I_ � _ Lat i M Z6!SY�.st. . . . Lot) M 26�SY.Fi. LOt� 30.iN SO. i. � I anor 9 I I �o�s zs.zs�w.n. I Q L01 6 Z!26!59.F�. I� "�'� l01 I 2526 50.ii. Q � � RUSEfqUNf I�IISIRILL VY� _ __ l01! I0.3N SY.ir. � � l0i 9 I).9%50 fl. NB.q'13'�3'E �o�io �am3 m.n. h I �m n �zsoo m,n. � 350.z� � iot�z �o.izs w si. Lol�1 lo.6i5 50.sl. 5[alE: f I��[N • i00 FEET J �I 1 I � o �w n " ��. � � � �z. - -- I 3 � "o IcWi 3so.z� - "'— — M I N � , IW n n� I N . 350.N -. u I 5 � I � �— — h � „^ - 3so.x. L 2 ��^ Q "� g —— � � o x aso.z. . ( 3� � 13.09 � e__ _� . . ' . I x�o.t� '..NB9•29'l9•M ' . � Q 8 � 80.00 I = I vo.t� J � � �•.o.w � -30.00 .,� �. / `69 9 �t Q � eo.ao �!.o� ��— — � Q �p �-�os.ss- �p / �x 3.l0... ,0 270.N � - � � . S0o.00 E5.00 BS.N _� . . I e %S 11 %�' !2 S. 13 " I i ^ioo 0o n ao w es z� _ I N89 53'39'E 270.N LUPPER f4BTH ST. MEST_ _ � I I a•n•v� VPEP�NED�Br� � � � OElwa n 5[Nw�x2 I � lu1p SwvEYCaS. IrC � . 1�750�DU7X.{qB(Pi Tq�IL FO.EMO�xif, w+ :5068 672-�23•1769 SKETCH P�AT: BROBACK _ INSDUSTRRI A�W�PARK � y i 3_ 2 ; a _, ,:�. a�n � §� � �nr�a• Q »�s�l�a�r�Co:r o se _� �r �s �� . 7S0 00 ~ � � . Q 3 � .; ��.�.,�.E at`'' 0 soa.00 «. � ., ,s+ — 4�?� �o� 4 ►�dj �� `• . te�.�s f e9 �►��P I a� �ws.i: 5 } — � I <�a� s 1 � 'b xso.z. i �� I = _ 7 ` — — � I � l0T �PEri . I50.2� I : �� .LOOt 1 � . ("� I 8 � L0�f 211M SY il. � 750.2i l0i] 1 3�1 SY.ii. I LOT: 'i�!0 si.`t. 01 linSY. 1. 9 �� l0i! tl ll)SO fT. I I l0i� ri 34�50.rt � �ar� xza za.r*. iot s as.za so.F+ I . � I �o�+ x ze�za.si. � I I lOT 5. 9�OCK 1 � . ppSE,qlllf I�QJSTPiLL PY+N � naa i •t ( tot i t��u 50.iT. wr z M.zs�sa.n. . . I W �� _ �I�� i _�� L0�] 3l SN S0,iT. . i `Oi• X3N 50.�}, . I � 0�S M=f�So.R. 0 WfLOf 9 LOt 6 213M1�S0.fT. Q I I �m r ri ze.so.n I¢ pp5QM01Nf ItUUSfAIK O� ,� ,�_ lot s M]Y 50.R � . l01 9 ).99f 50.iT. � l0/ 0 140U30-�� I � . t01�f 12'i0 3G.�l. � t01�t 14it5 SY it. 2 --_ l01 1) t0.W 50.!l J � i � SUIE: f 1t+CM • t00 FEET . O I p I 3so t� V Z � . ( 3 � � " "'— — I� no.z. � � 4 ( @�_ I . _ � 5 �� s ' � I • " no z� 2 �,w __ !�1�'�� e n 6 � � � � u.os _..� , �� vo.a� �NBg'29'39'M I � � Q e 80.00 Z � z � ��G�S o , .�.00 .� 9 : � � �69 � � � � 201.a� �� . . Q I �� 5 � � L�105.9�' SO �S f . � yo 270 I� -� ).�.•- 100.00 lS.00 O.N I 11 � 12 � 13 I �e ^ � ^ ay _I � I � NB9 53 9' .2 - . . � . LUPPEFi 148TH ST. NEST_ _ � I s ix�� I oacv.aeo er OEI,Mip M �M1Nj � �u+0 SWVETONS. t14 . I 7�150:OYIM u0BEP1 IN�IL I PM.EMqMi. �� 5506! fit2-�7]-1769 P � AT : � � J _ � _ � ' - 1��E�-T Z M N89'43'43'E 290 .24 � � --90. - Y "= — 1�5.00 � _ ; O � PARCEL 5 CO. R/W MAP� � � p � _ ____ � NO.101 OUIT CLAaMED BACKm �' TO LOT OWNEB �•►'�• � O a 2 m m 3 1058039 � N W o � � � � 2 � 0 125 .00 � N � g N Za� � �' � � �i ' 1 C� J } � = J � � 90�24 75 � 4 +— � � � m=_ _ �, � o N89'a3' a3"E a ,._60 a� 25 125.00 Z � 10� .�� , '�fo � �' 1,� _ - +�i. I: 0 5 �� so .o0 �p� � R�--60�00 `" .� 281.79 39.89 . � 0p�� d'� � W o L=66. 12 6 � �c-� � � w � I N 2.23 350.24 W ,9` �- 60 Io �,, .� 1 � o � qo�.o0 7 I � °° �s � � -� 350.24 ��., M I � ~ � ! ` J M � � � 1/ ' r � J I � � z 350.24 a p � Z — ,�l a � � Z � 9 � � �t � � 350.24 � �c I � L� L � iO � — � I � L 350.24 � ' N89'43'43"E I � o I ,,� � � � _ � Q LOT 5, BLOCK 1 I I O I ROSEMOUNT INOUSTRIAL PAR � I � I � . � I , I I L I I 40 I ,— L � IJ l O � L � I OUT�OT B I � � , Q � _ , � ` . iI . ; Planning Commission i Regular Meeting Minutes � March 25, 1997 Page 3 compete with local businesses. Mr. Pearson also noted that amendments to Ordinances e a common procedure in light of the concem regarding the word"prohibited". Mr. Cal explained that NSP tries to locate substations where transmi 'on lines currently exis . If that is not possible, it would be necessary for NSP uild transmission lines to the site. P transmission lines are currently along CS 42. Transmission lines require a 75' right of Discussions continued conce ' use in residen ' districts, screening standards, limitations on street location, financ' & ge aphical constraints, and changes to the language in the proposed Ordinance. C 'ssioners agreed that Paragraph C.1. could be deleted. MOTION by DeBetti ' s to adopt a zoning ordinance amendment for the regulation of essential servic d, specifically, electrical substations, an delete Paragraph C.1. and incoipor e text language contained in the letter from Davi Callahan, dated March 2 , 997, subject to approval by the City Attomey prior to its pres ation to the City Co il. Seconded by Droste. Ayes: Shoe-Comgan, DeBettignies, and Drost . ays: 0. � Public Hearin�: Broback Industrial Park Replat Mr. Pearson summarized the request by William Broback that nine lots located in Broback Industrial Park, east of Diamond Path, north of 148th Street West, and south of 145th Street West be replatted into 23 lots, which would require a minimum of 181ot width variances. The lots were initially platted for industrial use, however, due to the low demand for industrial land, the owner wishes to develop for residential use. The City has changed the quick plan land use designarion to residential to spur development. There was a discussion regarding the business which currently exists in this development, namely, Rosemount Woods. This business has plans to expand, but relocating to the business park may be too costly. There is also concern about how this business will affect a neighboring residence. Chair Droste opened the floor to the applicant. There was no comment. Chair Droste opened the floor to the public. Kevin Meyer, 14839 W. Delft Avenue, commented that when the nine lots were rezoned to R-1 Residential, it was assumed that larger size homes would be built. Planning Commission Regular Meeting Minutes March 25, 1997 Page 4 Charles Stauffer, 14587 Delft Avenue, voiced concem over the type of homes which would be built on these narrow lots. He is concemed that lower priced homes or low-income housing would be built. Also, Mr. Meyer questioned whether the property owners would maintain and mow the 60' easement which runs along the back of these lots. A preference would be ranch style townhomes wherein the association dues would ensure that the property would be maintained. At the present time, the easement area resembles a wide open corridor. Mr. Meyer also indicated that sawdust from Rosemount Woods would be a problem for any home built next to this business. Mike Broback commented that the lots compare to the length of a football field and that it is unreasonable to expect a property owner to maintain the easement area. Mr. Pearson informed Mr. Broback that City Ordinances requires that the property be maintained by the properiy owner. Tom Tucker, 14564 Delft Avenue, asked whether this development would have any effect on the holding pond. Mr. Pearson answered that the holding pond would remai.n. Phil Pearson, 14803 W. Delft Avenue, inquired as to overhead electrical wires, Mr. Litterer responded to Mr. Pearson's concerns and referred Mr. Peazson to Dakota Electric for more informarion. Other comments generated by the public reiterated concems over lot size and maintenance of the lots. MOTION by DeBettignies to close the public hearing. Seconded by Shoe-Corrigan. Ayes: DeBettignies, Droste, and Shoe Corrigan. Nays: 0. Commissioner Shoe-Corrigan stated she is not supportive of the Broback proposal and variances. Commissioner Shoe-Corrigan expressed her concerns about noise from Diamond Path, especially when considering future improvements, and what effect this development � would have on Rosemount Woods. If a home is built next to this business, there would most likely be problems created. Commissioner Shoe-Corrigan supported this plan in the first place because of the large lots, and the current plan does not support the initial plan. Commissioner DeBettignies also stated that he would not support the granting of so many variances. He expressed concerns over the exisring business, frontage road issues, and turn lanes onto CSAH 42. i } Planning Commission Regular Meeting Minutes March Z5, 1997 Page 5 ' Chair Droste expressed his disapproval of this plan, pointing out that the initial 18 variances would probably develop into more variances as the development progresses. Chair Droste also wondered whether this layout is compatible with surrounding neighborhoods. Commissioners stated they felt different housing needed to be considered, possibly townhomes. More thought should also be given to surrounding neighborhoods. While Commissioners want to see tlus property developed and are sympatheric to the difficulties in development, the developer must overcome the obstacles of noise issues, traffic, and blending in with the neighborhood. There should not be so many variances in an initial platting stages, and this is a big issue which must be resolved. Chair Droste expressed concern that Rosemount Woods would be a misfit being the only business in a residential area, and he asked that the City work with this business. MOTION by DeBettignies to recommend that the City Council deny the requested replat of the Broback Industrial Park because of the inability to make findings in support of the lot width variances. Seconded by Shoe-Conigan. Ayes: Droste, Shoe-Corrigan, and DeBettignies. Nays: 0. There being no fiuther business to come before this Commission and upon unanimous decision, this meeting was adjourned at 9:00 p.m. Respectfully submitted, Dianne G. Quinnell Recording Secretary ' � � � �� ( � � , t_—_ -ty_ �1 L �I�i {.,/�--7 j, - � ^ � � � Ii I'�� t `� � , '� Vl_ - - .--I-. - - � ' � ��"" - - - - - -- -- _ - --_- . � - , i i � 1 _ _ ��' `�',.;�� - �:�- �- �-� _ __ -=-`-`-_ ' '� ' � �i, , ^ l�'�� Y��'� ' � _ __ � " _ " �� ' � -�. � �iC� :� -- -� - r, _i . _ , �� ' � ' - _ _ - L= _- _ = - - ��= - ��--`� ��m+iQ- � _ _ ��,� -�* _ - `�-- t�� '�' ' ( '�.. -- _ _ -- (�,� � _____ . ,�- � f 1 �O J� � � �� / � 1 � � , ��- � - � " 1� ( \_-' �� ( � n � 1 m . I' i It �' vi a. ��' �'.`7:� - ^' � � � ( 1 1 � V' -- (, �� " � '`� _\�,t i Q''� � / � �� rv ��r�n - " 1 i� i. 4 � 1 t - � _ .�1 \ � _ � • 'i I' - �, 1 ' - -- - - .,, � . __ i , �i ... ._� - o, - m J �= �� , � , �.,,.�. � �•� � i� �i -"- � - -� � = i- - - - � .. nl ^' r' � � � � - - �1�� - 11 it � \ .� -� -' � ="- -=� `� � � � �.�i .�r'ti y _ � __ �r _��•- =� _-'-_.__- r,�„- '` __ •-^�?. � � � � _I h�� , � . ' � � � «. . - I - -- - - � -- ". - - - , _ _ - - _ _ - — � �� - i .,�-,�,_ -__ -_- -= __ � � -- - - - � �'�a -__` _ ` �`.��'y�tl ' � ; � _ � �t _ � .__ , •• �� - ` � i 1. � i� 1� 1 `� + _� 1� 1� Z � � � 1 6 � i � It � � r � � . - - r '�-.r \ ,1 1 � `� , �� h N S) ,,�_ __.. �rY . '�-.15.. �F_� l m �' � . � � � �/ � � �, i ( �. � ' a P I� ) - 1 � I 1 '�' \ '.�1 � � � � '�- -�-ro- ' � u �� .. � . � 1 Q'� � �� 1" u - � 1 �` �a (� `~ � ��•� : . '` �'� � . . �1 �.aL -�-- t�� i� . ;� `"" ,_ :, -- -: F�� : � a,i, � � : y..f �r t' •`�. �--r __ S E �� : .�♦ . �_ � - -� 9� „�.>>, t. � �� i. � ` r :... � � , � i+ I 1 � 1 � -,' —r=�' N`� � , r � : i , — `• �,;'��, � , ' '' , ��- , , ; �'y y�p �/ ,�i�� i�� i � ,' v t � ;, I, , „� i ��Il V U �, ; � I � , -t , � � :, i ' � �1�,�'� �11A '' I i /� r 1 �i�� , `' �� s F , � f"�"y — � . 1�Y�'r�' �� `� `� J •y g 6 p J � ' � ` � >:. � f, ' I � R4 � I ; f � �� , v � � : l /il �' n � � ��rG��i ! 'ma �� ' �+ � ,�I �� ' 1 I b U � 1�� L � _�_I .t"`,; 1� ,,,, , '� � _ � . 1 1:.1/� :`-.«. _�.r��....._._. I ' � � � . � : � ' �. '• ..� � ... --i � �.�-.M�-: ...;::.:::a.....».» �_ _'. . I . ... � __ _ -- - -- - - -___---- - � - _ ___� . r .W �! ....,,..,,,:. Uv . ,. . . �A'�, �..-+ .itt....«��""""..'�"......� :1r.�....: Ua � �. -- - JIhH t ` � '^.-prr`3+r" _ . .,. _ -- __ --- ---- -- _ _ _ _ -- _ I,�i--► _-_�:_ -��_'�__.-="--_ �--=r_ _-� -_ - - "�e - ----. L-�� `_ �- - --_ . � - �- -- �', �l • ` L=-_-_-=-�_�_�.—=J-_ - �_-- _ _� �� ,�,,,� � __ _r.,,;,,.�,,,,'� - � , ,,,i 0 �- � ��'� -��= -� =� _„ , .�� - _ — p�,o1-,/b'l ' ��d Q � s � ? � � Q � � �n � � � J v � � � � Q � � S r � ° -` v� � � �Z, . � March 19, 1997 To: City of Rosemount Planning Commission Subject: Broback Industrial Park I want to address some issues concerning this property. This land has a unique history, we are attempting to meet as many of the current City zoning regulations as possible with this proposal. Infrastructure for this parcel was put in place to accommodate its zoning. There is more than one property owner in this subdivisian. Enclosed is a scaled drawing showing a tvpical lot in this subdivision alongside a typical city lot with an 80 foot frontage. I hope you can see by this drawing that the proposed lots are not extraordinarily narrow. They are however,extraordinaxily long. The "building pad",the area of the lot inside the city lot setback requirements, could accommodaxe homes that are designed with the garage in front of the house. I drew imaginary house and gara.ge footprints,the same house and garage footprints would fit on either lot by sliding more or less of the garage in front of the house. Moving the proposed Cul-de-sac to lot 4 Block 2 as proposed on page 7 of Feasibility Report City Project No.279 would ta.ke away street access to Lot 10 Block 2 in the revised plat. Page 4 item 3.44 of the Feasibility Report states the e�sting sanitary sewer is along the rear easement of the property. This is approximately 200' from the building pads, there is no mention of the depth of the existing pipe. Steven Scott Broback Representing The Arthur C Broback Residuary Trust ,08 , SL �---- _ -3��S G� t� \�Q � p ,�,�C� � , ,�,,� , _ � ' '�c� , _ ;:�� - i� ( i � �a�b+ _ -na.�� vud�,00� ' � ��v�cl�oo� ��ro � (' � 'c� bbJ1'C)iJ ,0� OE � �� I' ' ' -�aa '9 c�, �a�� 41 � � � `V�J� v4...� � � -1-v��-�-4O� � -i' � � — - �; �s no�.�. � ( 2S�o� p� � � � . c�� a, � � : ' - , �h ' �, � • ,9h `� � � ,01 � a ! � � - � I -� _�� d � � , � _� � ' � � v; d . `n _ � i � � � � �� , 0g � d � . , �, --Q � �- � ' �� c,� . � v) .� � � � / � ..�=:��. � .,.�..�.. ., . urr HAu � . �ITY OF ROSEMOUNT =�,5Pa53Ozi�a��u�:t , _ � Rosemount.�AN Everything's Coming Up Rosemount!! ;;o6a•o5�o -��,.r�,�f �hone:�i�•i2?.�411 ,�.,�;� Fax:�i�•a2:•iZ03 �:a% March 18, 1997 Applicants for the Replat of Brobacic industrial Park Fairfax Construction 3480 Upper 149ih St W Rosemount, MN 55068 Re: Replat of the Brobacic Industriai Park City of Rosemount Dear Si�s: Staff has reviewed the submitted slcetch piat for the replat of the Brobacic Industrial Park. Since it is a replat, Staff wiil recommend to Council to have the foilowing revisions made prior to approvai: 1. The right-of-way shouid be expanded to 60' from the proposed cul-de-sac on the north to the cui-de-sac on the south. 2. The cul-de-sac's shouid be shown to be 120' in totai width rather than the 1�0' shown, and the lot lines at the cui-de-sacs may have to be redrawn to meet lot width requirements.. 3. The southeriy cui-de-sac shouid be moved north one lot as it does not have to provide access to Lot 10, Biock 2. The attached drawing shows the required right-of-way changes mentioned in No.'s 1-3. 4. Utility and drainage easements of 10 feet on the front and back and five fest on the sides shouid be shown as a "typicai" detaiL 5. An additional utility easement will be required for the proposed pipe outlet north of the pond at the rear of lots 1-9, Block 1. � _•..,...,._, ..,,,,; i 6. The City wiil require a second petition to request a revised and separate Feasibility Report for ihe repiat due to the fact that additional sewer and water services wiil have to be cut into the sanitary sewer and watermain to serve 12 additional lots; and sanitary sewer service would have to be provided to Lots 11, 12 and 13 of Blocic 2 and Lot 1 of Block 1. After the revised Feasibility Report is completed a new public hea�ing would have to be held for the proposed improvements. The revised plat will have to be approved by the Dakota County Plat Commission. Thei� review of the sketch plat is attached #or your use. It will have to go back to the Plat Commission for Preliminary and Final Plat approvaL Thank you for your cooperation in these matters and please cail me at 322-2025 if you have any further questions. Si erel � ud Osmundson, P.E. City Engineer/Public Works Director cc: Tom Burt, City Administrator Dan Rogness, Community Development Director Rick Pearson, City Planner Hank Broback Nancy 8roback Richard Thorvig Henry Construction Estate of Arthur Broback Del Schwan2 2 x t .�.` . GARY M.STEVENSON.ii.LS KO TA CO U N T Y ��vr.5u��A DA aN0 YFCAMAriCr+CiREC�CR �.6t2)89�•%087 PAx 16t 2)89�-;03� . SUiiVEY b LANO INFORMATION DEPARTiMEN7 �Pp,c��AIL�.�A�NNE50TA 55124-a574 ia955 GAl.aX1E�vENUE Y.'"�� .� � � • March 13, 1997 City of Rosemount Zg75 - 145`" Street Wesi PO Box 510 Rosemount, MN 55�68 ATTN: Bud Osmundson RE: Repiat of BROBACK INDUS'T'RIAL PARK _.___.___ ____ . ... Dear Mr. Osmundson: The Dakota County Plat Commission met on March 1�, 1997, to consider the pre�iminary repiat of BROBACK 1NDUSTRlAL PARK. Said piat is adjacsnt to CS�H 33 and is, therefore, subjeci to the Dakota County Contiguous Piat Ordinance. � it was the consensus of the P1at Commission that said plat does meet the County's right of way and access spacing guidelines. The Ptat commission has co�cems with the piat and encourages the city to take these concems into cansideration in reviewing the plat: 1, The close proximity of the service road to CSAH 33 may not aliow legai tuming movements for vehic es. The dedication of additional right of way is encouraged to enable the frontage road to be moved fu�ther away from CSAH 33. 2. Connection of the service road to Deift Avenue and Upper 148"'Sireet for intemal tra�c movements. Note: the use of the word"REPLAT"is not aliowed in the offciat name of the plat. The Ordinance requires resubmittal of the final piat before a recommendation is made to the County Board. Traffic volumes on CSAH 33 are 4,200 ADT and are anticipated to be 6,700 ADT by the year 2014. These traffic votumes indicate that current Minnesota noise standards for residential units couid be exceeded for the proposed ptat. Your attention is directed to Minnesota Rule 7030.0030 Noise ConVol Requirement. In order for noise levels from the highway to meet acceptable levets for adjacent residential units, substantiai building setbacScs, buffer areas, and other noise mitigation elements must be incorpo�ated into this development. No wvr4c shall commence in tfie County right af een filed.a The 'Plat Commiss on does notyrevgew aor appao ee actual no permit will be issued until the plat has b � The pertnit process engineering design of proposed accesses and other improvements made in the right of way. reviews the design and may require construciion of highway improvements not discussed during plat reviews, including, but not timited,to tum lanes, drainage features, etc. � • � Sin refy, �' Gary H. tevenson Secretary, Plat Cornmission cc: Delmar Schwanz, l.and Surveyors Dan Rogness, Community Development Director I Tom 8urt, City Administrator ' Tom Swanson, Permits Technician a.�i ECua�Oao�7aTU�u�i E�noLOYER � a•��rea:n••.eic�a�aor <r,ti ocu aons�m•• `,