Agenda - Planning Commission - 07/10/2014

Home

Regular Planning Commission 5. 1. Meeting Date: 07/10/2014 By: Chris Anderson, Community Development Information Title: Consider Applications Related to Rabbit Meadows Plat to be Located on PID #08-32-25-21-0003; Case of Eric and Karla Thomsen 1. PUBLIC HEARING: Consider Request for Variance to Cul-de-Sac Length 2. PUBLIC HEARING: Consider Request for Preliminary Plat Approval Purpose/Background: The City has received applications for Preliminary Plat approval for Rabbit Meadows and a variance to cul-de-sac length. Rabbit Meadows is a proposed Major Plat that would create three (3) new single family lots with an extension of 171st Ave terminating in a full cul-de-sac. Notification: Staff attempted to notify all Property Owners within a 700 foot radius of the Property of the Public Hearing via Standard US Mail. The Public Hearing was also published in the City's official newsletter, the Anoka County UnionHerald. Observations/Alternatives: The Applicant is seeking to develop a parcel that is just under ten (10) acres in size with three (3) single family residential lots. The newly created lots would be accessed by an extension of 171st Ave terminating in a full cul-de-sac. The Subject Property is zoned R-1 Residential (Rural Developing) and the proposed subdivision complies with the minimum standards outlined in Section 117-111 (R-1 Residential District) regarding lot size and density. It also appears that there is sufficient space on each lot to accommodate a house pad compliant with required setbacks. The Applicant has incorporated a corridor extending from the end of the cul-de-sac to the eastern limits of the plat as was discussed during the review of the Sketch Plan. However, as drawn, it appears that it is a separate lot that does not meet the minimum lot area or frontage requirements and also reduces the lot frontage of the eastern most lot below the minimum required. Within the Staff Review Letter dated July 3, 2014, Staff has requested that the corridor be revised to be shown as a drainage and utility easement, which does not result in a separate, substandard lot nor does it impact the frontage of the eastern most lot. The extension of 171st Ave NW to serve the three (3) newly created lots will result in a cul-de-sac length greater than 600 feet, which requires a variance. It should be noted that there are existing concerns that City Staff have identified regarding the existing stretch of 171st Ave that presently terminates with a hammerhead currently. The existing road configuration creates challenges for snow plowing as there is not sufficient turn -around space for a plow truck. Additionally, there presently is not sufficient right-of-way space at the hammerhead for snow storage. Finally, as this is a non-hydranted area, responding to a fire would require a tanker truck and there is not sufficient maneuverability with the existing conditions. Thus, while the cul-de-sac would be slightly longer than permitted (751 feet total length), it would address and eliminate existing concerns that have been raised by our Public Works and Fire Staff. Each lot will be serviced with individual wells and septic systems.