Agenda - Planning Commission - 03/02/2017

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With the Preliminary Plat, the Applicant is proposing twelve (12) Single Family lots that would be serviced by individual private utilities. The lots being proposed range in size from 1.00 acres to 2.92 acres in size and in lot width of approximately 100 feet to over 200 feet. In addition to the reduced lot size and lot width, the proposed cul-de-sac length also exceeds 600 feet. Public Safety has reviewed this request. Police does not have any objections to the road configuration. The Fire Department has noted a couple potential concerns. One is that this is a non-hydranted area and thus, if there were a structure fire, tanker trucks would be necessary and maneuverability would be tough. Secondly, if there were trees down, it would also slow response time for first responders. It should be noted though that these conditions already exist with Iodine Street in this same neighborhood (that cul-de-sac is approximately 1,000 feet in length). No additional deviations from City Code are being requested in connection with the Covenant Meadows Preliminary Plat application. Generally speaking the Preliminary Plat is acceptable to Staff with changes to the plan set identified in the Staff Review Letter, which is attached to this case. The proposed PUD and Subdivision are tentatively scheduled for review by the Parks and Recreation Commission at their March meeting. Alternatives Alternative 1: Recommend approval of Ordinance #17-05 rezoning the Subject Property from R-1 Residential (Rural Developing) to PUD (Planned Unit Development) and recommend approval of Resolution # 17-02-053 granting Preliminary Plat approval of Covenant Meadows, contingent upon compliance with the Staff Review Letter. Staff believes that the proposed development is reasonable, compatible with the character of the surrounding development, minimizes impacts to steep slopes adjacent to the Trott Brook, and provides the City and its residents with an important natural resource amenity surrounding Trott Brook. Staff supports Alternative 1. Alternative 2: Recommend denial of Ordinance #17-05 rezoning of the Subject Property from R-1 Residential (Rural Developing) to PUD (Planned Unit Development). If the Planning Commission recommends denial of the rezoning then it should also recommend denial of the proposed Preliminary Plat and Resolution #17-02-053 as the proposed plat would only be considered under the zoning guidance of a PUD. However, the proposed development and public benefit in connection to the PUD request is viewed as adequate by Staff and thus, Staff is not supportive of this alternative. Funding Source: All costs associated with processing the Application are the responsibility of the Applicant. Recommendation: Staff recommends approval of Resolution # 17-02-053 granting preliminary plat approval of Covenant Meadows and approval of Ordinance #17-05 rezoning of the Subject Property from R-1 Rural Developing to PUD (Planned Unit Development). Action: Motion to recommend City Council adopt Ordinance #17-05 rezoning the Subject Property from R-1 Residential (Rural Developing) to PUD (Planned Unit Development) and to recommend approval of Resolution #17-02-053 granting preliminary plat approval of Covenant Meadows, contingent upon compliance with the Staff Review Letter dated February 24, 2017. Attachments Site Location Map Application Document Complete Plan Set Staff Review Letter Ordinance #17-05 Resolution #17-02-053: Preliminary Plat