Agenda - Planning Commission - 11/03/2016

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Regular Planning Commission 5. 3. Meeting Date: 11/03/2016 Submitted For: Tim Gladhill, Community Development By: Eric Maass, Community Development Information Title: Review Sketch Plan for Three (3) Lot Subdivision at 7131 166th Ave NW(Project No.16-32); Case of CTW Group Inc. Purpose/Background: The purpose of this file is to review the official Sketch Plan prepared by Advance Surveying &Engineering, Co. for the purpose of creating three (3)new lots at 7131 166th Avenue NW(the "Subject Property"). The Sketch Plan Review process affords the Planning Commission the opportunity to provide early direction on the layout of the proposed plat,before a developer prepares detailed Preliminary Plat plans. A key decision will occur at Preliminary Plat, in which the layout will be approved, subject to approving final construction plans and Final Plat documents. At that time,the City will review items including,but not limited to,Grading and Drainage Plans, Utility Plan, Landscape Plan, and Street Light Plan. Notification: Although a public hearing is not required, a notice of Sketch Plan Review was sent to surrounding properties located within 700 feet of the subject property. Observations/Alternatives: Observations Sketch Plan Review is the first of several steps in reviewing a Major Plat,which includes Sketch Plan Review, Preliminary Plat, and Final Plat. This case is being reviewed per City Code Section 117-111 entitled R-1 Residential District, and Chapter 117,Article III entitled Subdivisions. Comprehensive Plan: The Subject Property is guided for Low Density Residential in the Comprehensive Plan. The intent of the Low Density Residential land use designation is to allow for the construction of single-family dwellings with access to municipal sewer and water. The Subject Property has access to municipal utilities. The proposed use appears to be consistent with the Low Density Residential land use guidance. Zoning:The Subject Property is currently zoned as R-1 Residential(MUSA) and the proposed use, single family, detached dwellings, is permitted within this district. The gross density and net density still need to be calculated and provided by the Applicant. Dimensional/Bulk Standards:When preparing the Preliminary Plat,the Developer must demonstrate compliance with subdivision standards. Concerns over failure to meet lot depth standards for Lot 1, Block 1 have been raised with the applicant and noted in the Staff review letter. Additional deficiencies with lot depth may arise for Lots 2 and 3 if an existing stormwater pond needs to be relocated. As shown on the Sketch Plan, Lot 1, Block 1 would require a variance to the lot depth standard. Aside from the lot depth standard, it appears that each of the lots meet the minimum lot size (at least 10,800 square feet) and lot width(eighty [80] feet),as well as comply with the required sixteen and a half foot(16.5')wetland setback. Stormwater: There currently exists a stormwater pond on the north side of 166th Avenue NW which was constructed as part of the 166th/167th Ave Avenue Reconstruction. Currently,plans submitted by the Applicant