Agenda - Planning Commission - 01/08/2015

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Regular Planning Commission 5. 1. Meeting Date: 01/08/2015 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 (the "Applicant") has submitted an application for Sketch Plan and Preliminary Plat for a proposed minor plat known as Brookfield 5th Addition. The minor subdivision proposes to re -plat approximately 0.31 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 of Nowthen Boulevard (CSAH 5), along Feldspar St. As the Planning Commission may recall, this request was first considered at a public hearing in August of 2014. At that time, the Planning Commission continued the public hearing to the September meeting to provide additional time for the Applicant to address concerns identified by City Staff. Prior to that September meeting, the Applicant contacted the City stating that they desired to postpone the public hearing to afford them more time to work with the adjacent residents on a potential sale of the Property. Recently, the Applicant notified the City that an agreement on the sale of the Property could not be reached and subsequently resubmitted an application for Sketch Plan and Preliminary Plat of Brookfield 5th Addition. 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 Sketch Plan and Preliminary Plat appear to address many of the concerns that had initially been raised in August of 2014. The revised Sketch Plan and Preliminary Plat address the following items: • Provides a Drainage and Utility Easement to the western toe of the berm in the rear yard (similar to the lots to the north of the Property). • Includes ten (10) coniferous trees along southern boundary of the Property to serve as density transitioning. • Includes the actual footprint of the proposed model home on the Property to demonstrate there is sufficient buildable space to reasonably accommodate the home. The proposed access to the Property is from Feldspar St via an existing cul de sac that is encumbered with a temporary road easement. When BROOKFIELD 1ST ADD was approved, it was anticipated that the extension of Feldspar St further south would occur in the near future to accommodate redevelopment of those larger lots. However, the owner of the adjacent parcel to the south has stated on multiple occasions (including the previous public hearing) that he has no intention of subdividing his land. While that doesn't completely rule out the possibility of future development, it certainly appears that won't occur in the near future. Based on the unlikely development potential of the property to the south (at least based on information available at present time) and the request to re -plat the Property into a buildable lot, the general sense of City Staff is that this will result in a more 'permanent' cul de sac. Thus, City Staff is recommending that the Final Plat dedicate public road right-of-way to