Agenda - Planning Commission - 08/07/2014

Home

would not be sufficient buildable space to account for a new single family home. If the larger easement is not needed, it still is questionable whether a home with similar size and character as others in the neighborhood could be accommodated on this Property. When Brookfield First Addition was approved, density transitioning was required for certain lots that abutted larger, existing parcels that were in the R-1 Residential (Rural Developing) District. The Property is one of the lots that transitioning was required. However, since it was not considered buildable, plantings weren't installed (they would be when it was converted to a buildable lot). Since that time, the zoning of the property to south (16821 Garnet St NW) has been amended to R-1 Residential (MUSA), which would not require transitioning. The other two lots that abut the parcel to the south (approximately 2.35 acres in size) were required to have additional plantings installed in accordance with the density transitioning requirement. The intent of that ordinance is to create a buffer between lower density, larger lots and higher density, smaller lots. Staff believes that if this request is approved, density transitioning should be required to match what was installed on the other two lots that abut 16821 Garnet St NW. The owner of 16821 Garnet Street NW has stated that it is his belief that the outlot was serving as density transitioning along with the required plantings on the other two lots. Note that with the grade change and the additional plantings along this common lot line, there would be even less 'usable' space for a future home owner. If the request were to be approved, the temporary cul-de-sac easement would need to be vacated, as would the existing drainage and utility easements. The Applicant would need to dedicate permanent right-of-way to encumber the existing cul-de-sac and dedicate new drainage and utility easements as well. Alternatives Option # 1. Do not recommend approval of the Preliminary Plat. This lot was platted as an outlot initially because it could not accommodate the construction of a dwelling that met the standards of City Code while maintaining sufficient turnaround space for larger vehicles (snow plows, fire trucks, etc). Nothing really has changed since the plat was initially approved other than the original Developer defaulting and the bank taking possession of the Property. The original developer understood the risk involved with platting this lot as an outlot initially and still proceeded. If a home were to be constructed, it appears that there would be severe limitations on any future deck or accessory building, or they may not be possible at all. Creating a buildable lot with the existing configuration is not supported by the Public Works department as there is nothing preventing the potential future extension of Feldspar Street. Option #2. Recommend approval of the Preliminary Plat contingent upon compliance with the Staff Review Letter dated August 1, 2014 and other contingencies. This action would be based on discussion. Option #3: Recommend approval of the Preliminary Plat contingent upon compliance with the Staff Review Letter dated August 1, 2014. The Preliminary Plat does indicate that a fifty-nine (59) foot by fifty-five (55) foot house pad could meet all required setbacks without reducing the size of the existing temporary cul-de-sac. While this would leave very little, if any, room for common future add-ons, such as a deck and/or an accessory building, the Applicant could be required to disclose to potential buyers the limitations of this lot. Funding Source: All costs associated with the Application are the responsibility of the Applicant. Recommendation: Based on the constraints of the lot and that the potential for Feldspar Street to be extended at some point in the future, City Staff does not recommend approving the Preliminary Plat unless the Planning Commission and City Council provide additional policy direction as it relates to density transitioning and the status of the larger easement along Nowthen Boulevard. Additionally, it is recommended that the City create a policy for these situations where an outlot was created for purposes of a temporary cul-de-sac with anticipation for future roadway extensions, as this is the second request the City has received within a year.