Agenda - Planning Commission - 10/06/2016

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Regular Planning Commission 5. 3. Meeting Date: 10/06/2016 Submitted For: Chris Anderson, Community Development By: Eric Maass, Community Development Information Title: PUBLIC HEARING: Consider a Request for a Comprehensive Plan Amendment,Zoning Amendment, Preliminary Plat, and Variances regarding Front Yard and Side Corner Setbacks, Cul-De-Sac Length, and Lot Depth Standards for a proposed development, Brookfield 8th Addition (Project#16-78); Case of Brookfield Land, LLC. Purpose/Background: The purpose of this case is to review a development of a twenty-six(26) lot, single family residential subdivision, proposed by Brookfield Land LLC(the "Applicant"), on Outlot A, Brookfield 2nd Addition and PID 409-32-25-44-0017 (together,the "Subject Property"). The site is generally located south of Trott Brook and west of Olivine Street. The Applicant has submitted an application for the following: Comprehensive Plan Amendment to reguide a portion of the Subject Property from Rural Developing to Low Density Residential, Request for Rezoning a portion of the Subject Property from R-1 Residential (Rural Developing)to R-1 Residential (MUSA), Preliminary Plat, and Variances to Cul-De-Sac Length, Front Yard and Side Corner Setbacks, and Lot Depth requirements. Notification: Staff attempted to notify all Property Owners within a 700 foot radius of the Subject Property of the Public Hearing via Standard US Mail. The Public Hearing was also published in the City's official newsletter,the Anoka County Union Herald. Observations/Alternatives: -Preliminary Plat- Generally speaking,the proposed development appears to comply with the minimum standards of the R-1 Residential District. The Applicant has submitted an application for rezoning to R-1 Residential (MUSA) from R-1 Residential (Rural Developing)to address Lots 15 and 16, Block 2. In addition,the Applicant has made application for a Comprehensive Plan Amendment to reguide the southern most property from Rural Developing to Low Density Residential. All of the proposed lots are proposed to be serviced with municipal water and sanitary sewer. -Cul-de-sac Variance- The Applicant is proposing an extension of 168th Circle to access all lots. There are significant areas of wetlands and floodplain over the southern portion of the Subject Property. Thus, rather than extending 168th Circle to the south to connect with Quartz Street,the Applicant is proposing to terminate the road in a full cul-de-sac,just north of the wetland area, and plat right-of-way to connect with the existing platted right-of-way of Quartz Street. The extension would result in a cul-de-sac that exceeds the maximum allowable length of 600 feet. The Applicant has submitted a variance request regarding the cul-de-sac length. Staff considered alternatives with the Applicant including the build out of the Quartz Street extension,which was estimated to cost approximately $750,000, as well as a paved trail capable of carrying emergency vehicles. Due to the cost of the improvements and the impact that those improvements would have on the high quality wetlands (the second highest ranking out of four ranking categories), Staff s opinion is that the cul-de-sac variance is acceptable. Public Safety Staff have reviewed the request and found it to be acceptable as well. Finally,the EPB reviewed certain aspects of this overall project and it was the consensus of that Board that if Public Safety Staff found the length acceptable,they would prefer to avoid the impacts to this higher quality wetland.