Agenda - Planning Commission - 08/07/2014

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Regular Planning Commission 5. 5. Meeting Date: 08/07/2014 By: Chris Anderson, Community Development Information Title: PUBLIC HEARING: Consider Request for Sketch Plan and Preliminary Plat Review of Brookfield 5th Addition; Case of 21st Century Bank Purpose/Background: 21st Century Bank has submitted applications for Sketch Plan and Preliminary Plat for a proposed minor plat known as Brookfield 5th Addition. The minor subdivision proposes to plat approximately 0.25 acres to create one (1) buildable single-family lot. The proposed plat would not re -configure existing property lines. The proposed subdivision would convert an existing outlot to a buildable lot (the "Property"). The Property is generally located west ofNowthen Boulevard (CSAH 57), along Feldspar St. 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 Property is zoned R-1 Residential (MUSA) and is surrounded by other parcels with the same zoning designation. The proposed lot would be served with municipal water and sanitary sewer, both of which are available. The proposed lot would meet the minimum lot size requirement and lot width requirements as well. The Property, which is legally described as Outlot F, Brookfield First Addition, is currently encumbered with an easement for an existing temporary cul-de-sac. When Brookfield First Addition was originally approved, it was anticipated that the parcel to the south (16821 Garnet Street NW) may desire to develop a single family development at some future point. As the Property was at the southern edge of the plat, adequate turn around space provisions were required. In order to accomplish this, a temporary cul-de-sac was provided. This had slight impacts to the parcel to north of the Property (also, a portion of the temporary cul-de-sac is in the right-of-way in front of the parcel across Feldspar St); however, there was still sufficient space on each of those lots for single family homes to be constructed. It would be reasonable to assume though that the owners of the lot to the north purchased with the expectation that at some point the temporary cul-de-sac and easement would be vacated and removed. There were greater impacts to this Property, such that a dwelling could not be constructed that would meet City Code Standards. As a result, the Developer proposed to plat the Property as an outlot that could be converted (re -platted) to a buildable lot in the future if Feldspar Street were eventually extended to the south. There was no guarantee that the street would be extended to the south and the Developer understood this risk at that time. As proposed, the lot presents various challenges with regard to buildable space. The Preliminary Plat shows a house pad that is fifty-nine (59) feet deep and fifty-five (55) feet wide that is positioned right at the minimum required front and rear yard setbacks. However, this results in the front of a proposed home roughly lining up with the rear of the adjacent home to the north, which is not really desirable. Additionally, there is a twenty (20) foot wide trail easement along the rear property line that would make the addition of any type of future accessory building challenging if not impossible. The same is true for a potential deck. There is a larger drainage and utility easement (50-60 feet in width) that encumbers all of the lots north of this Property, presumably for the berm that spans these lots. Staff is reviewing whether that width of easement would be necessary for this Property as well. If so, there