Agenda - Planning Commission - 11/03/2016

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Review File: Sketch Plan:Homestead Road Lot Split Comprehensive Plan and Zoning Code Review Page 2 of 8 9. Lower Rum River Watershed Management Organization (LRRWMO) will require a stormwater permit as well as a wetland delineation approved by the Technical Evaluation Panel(TEP). An NPDES permit may be required through the MPCA. 10. Verify floodplain elevation shown as well as provide source of identified floodplain elevation. 11. The actual floodplain boundary must be included on the plans. The GIS layer of the floodplain can be accessed through the Minnesota DNR's website at: http://files.dnr.state.mn.us/waters/watermZmt section/floodplain/howto ftp.pdf Note that the FIRM Panel for the project area is 27003C0165E. Including the actual floodplain boundary is critical for Lot 3 because the floodway appears to east across a portion of this lot. Staff offers the following comments as a general staff review of the Sketch Plan in comparison to the City's Zoning and Subdivision code. General: The applicant is requesting review of a Sketch Plan that contemplates platting the property at 7131 166th Ave NW (the "Subject Property") into three (3) single family residential lots. The existing home would remain as part of this plat. The expectation is that all three (3)lots will be served by municipal sewer and water as these services were installed as part of the road reconstruction project several years ago. Due to the potential impacts to an existing stormwater pond that services runoff for 166th Lane NW / 166th Ave NW, this qualifies as a Major Plat and thus, the project will be subject to review of a Sketch Plan, Preliminary Plat, and Final Plat. In general, this is a challenging site to subdivide due to the expansive wetlands and floodway over a large portion of the Subject Property. With that being said, Staff believes the Applicant has done a commendable job with the proposed sketch plan and associated number of lots. Land Use and Zoning: The Subject Property is guided Low Density Residential in the Comprehensive Plan and is located within the R-1 Residential (MUSA) zoning district. The proposed subdivision is in line with both the future land use map and the zoning map. The review of this Sketch Plan is being based on the current zoning designation of R-1 Residential (MUSA). The minimum lot size in this district is 10,800 sq. ft. Net Density Calculations. The Applicant shall provide gross acreage, as well as net acreage. Net acreage is calculated by subtracting wetlands and major road rights-of-way from the gross acreage. The Applicant must also provide Net Density Calculations described as number of units per net acre.