Agenda - Planning Commission - 04/03/2014

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Regular Planning Commission Meeting Date: 04/03/2014 Submitted For: Tim Gladhill, Community Development By: Tina Goodroad, Community Development 5. 3. Information Title: Review Sketch Plan for Parcel Owned by Village Bank located at 6080 Highway 10 NW; Case of Village Bank Purpose/Background: The purpose of this case is to review a submitted Sketch Plan for a seven (7) lot single family subdivision that is immediately adjacent to Rivlyn Avenue that will extend an existing cul-de-sac. The site is located on the easternmost border of the City, adjacent to the City of Anoka. The purpose of the Sketch Plan is to review the general layout of the proposed lots, street/cul-de-sac and overall use of the property. This is the first step prior to submittal of a preliminary plat and affords the Commission the opportunity to provide input on the design prior to detailed plans are developed. The Technical Review Memo provides a brief overview of the Sketch Plan with revisions and additional materials that will be required with the preliminary plat. In addition to the subdivision (plat) application, the request will also require a Comprehensive Plan Amendment, Zoning Amendment, and Easement Vacation. The site is currently guided as Business Park and is located within the E-1 Employment District. A portion of the site is located within the Mississippi River Corridor Critical Area (MRCCA). Notification: Staff attempted to notify all Property Owners within 700 feet of the Subject Property via Standard US Mail. A Public Hearing and Notification is required as part of Preliminary Plat (next stage). Observations/Alternatives: The Applicant is requesting to develop a currently undeveloped portion of the Subject Property as seven (7) single family lots, with the extension of Rivlyn Drive. Generally speaking, the request complies with the minimum standards of the R-1 Residential (MUSA) District. There are, however, some potential deficiencies in the request: 1) minimum lot width, 2) side yard setbacks, and 3) length of cul-de-sac. The Applicant is proposing to utilize Planned Unit Development (PUD) provisions of City Code to address these deficiencies. The Applicant will be required to better define the public benefit required of a PUD as part of Preliminary Plat Review. The site is currently impacted by the Highway 10 Access Planning Study currently initiated by the Minnesota Department of Transportation (Mn/DOT). Initial alternatives for frontage road systems would have been in conflict with the proposed plat. However, Mn/DOT, and its consulting engineer Bolton and Menk, Inc., are currently working on alternatives that address comments by this Property Owner, but surrounding Property Owners as well. This planning study will not be complete until later this summer. It is anticipated that the Access Planning Study can work around the current sketch plan concept. Additionally, the site is further impacted by the Mississippi River Trail construction, currently underway and commencing construction on this site later this spring. The current sketch plan was revised to accommodate the approved alignment of this trail. The trail was awarded a federal grant, and the construction contract has been awarded and construction is already underway. It is not feasible to expect that the trail alignment and construction