Agenda - Planning Commission - 07/21/2016

Home

Regular Planning Commission Meeting Date: 07/21/2016 By: Tim Gladhill, Community Development Information Title: Receive Update of Pearson Bowers Drive Concept 5. 5. Purpose/Background: As the Planning Commission is aware, Pearson Properties of Ramsey, LLC, is considering a detached single-family development along Bowers Drive. Notification: Notification is not required at this stage. However, two (2) public workshops have been held on the topic. Observations/Alternatives: The project entails the creation of one (1) acre lots on private well and septic. Generally speaking, there are two (2) main policy discussion points Staff is seeking direction on. Please note that there are several layers of complexity to this request that will need to be solved as the development concept moves through the review process. Staff is focusing on two (2) primary issues at this stage. If policy direction is in the negative on either of the two (2) points below, the development concept is not feasible and the project does not move forward. 1. Lot Size as required by Mississippi River Corridor Critical Area (MRCCA) 2. Private Well and Septic in Metropolitan Urban Service Area (MUSA) Lot Size The driving factor for lot size is MRCCA. Current, the minimum lot size for the project is 2.5 acres. The proposed lot size is one (2) acre. The Minnesota DNR, whom oversees the MRCCA program and ensures that individual communities are properly administering their ordinances, has stated that the Overlay District does not permit the use of a Planned Unit Development to deviate from lot size as originally planned. However, as the Commission is aware, the DNR is in the process of updating the Overlay District. Based on the current draft, now in the hands of an Administrative Law Judge, minimum lot size to this parcel would defer to the underlying zoning district. In this case, the minimum lot size would be 10,800 square feet (0.25 acres), rendering the lot size question a moot point. Staffs current policy interpretation: Until the Overlay District rules are amended, the lot sizes as presented (1.0 acres or greater) is not allowed. Staff would recommend that the development scenario be re-evaluated once amended rules are approve. Underlying Zoning District The site is located in the R-1 Residential (MUSA) District. The intent of this district is to provide for future detached, single-family homes on municipal water and sanitary sewer. Properties in this district must wait to develop unless these utilities are available. Existing homes on Bowers Drive are private well and septic, and are planned to remain as such. With that in mind, it is unlikely that these utilities will be extended in Bowers Drive, at least for the foreseeable future. The City Charter prohibits the City from compelling existing properties to connect to these municipal services.