Agenda - Planning Commission - 01/05/2017

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Regular Planning Commission 5. 3. Meeting Date: 01/05/2017 Submitted For: Tim Gladhill, Community Development By: Eric Maass, Community Development Information Title: Review Sketch Plan for Brookview Estates (Project 417-102); Case of Eric Thomsen Purpose/Background: Note: This case will be revised the week of January 2 to include final Staff Reports. The purpose of this file is to review the official Sketch Plan prepared by LHB,Inc. for the purpose of a proposed eleven(11)lot Planned Unit Development subdivision of Outlot A, Meadowbrook(the "Subject Property"),located generally west of Germanium Street and south of the Trott Brook The Sketch Plan Review process affords the Planning Commission an opportunity to provide early direction on the layout of a proposed plat,before the Developer prepares detailed Preliminary Plat plans. A key decision will occur at Preliminary Plat, in which the layout can 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, Utility, Landscape, and Street Light Plans. Notification: Although a public hearing is not required, a notice of Sketch Plan Review was sent to surrounding properties. Because the proposed subdivision is located adjacent to the Trott Brook,the Department of Natural Resources was also notified. Observations/Alternatives: 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 R-1 Rural Developing in the Comprehensive Plan. The intent of the Rural Developing land use designation is to allow for the construction of single-family dwellings without access to municipal sewer and water. All developing lots located within the proposed PUD will be served with individual septic systems and wells. The proposed use appears to be consistent with this land use guidance. Zoning: The Subject Property is currently zoned as R-1 (Rural Developing) and the Developer is proposing a rezoning to a Planned Unit Development(PUD). This allows for the development of single family, detached dwellings. The proposed density is 1 lot per 2.1 acres where a maximum of 1 lot per 2.5 acres is allowed,hence the PUD request. The parcel in question is approximately 38 acres. The developer has proposed deeding fourteen (14) of those acres to the City. The proposed fourteen(14)acres straddle both sides of Trott Brook and contain a vast majority of the steep slopes around the brook. City Staff finds this land to be highly valuable land from a natural resources perspective and would also provide an option to extend the Trott Brook Greenway and Trail in the future. Dimensional/Bulk Standards: When preparing the Preliminary Plat,the Developer must demonstrate the specific variations to the otherwise required bulk R-1 (Rural Developing) standards. The Developer should note only the largest deviations being requested from the bulk standards. The Sketch Plan indicates lots ranging in size from 1.02 acres up to 3.52 acres. Eight(8) of the proposed lots would be less than the minimum lot size requirement of 2.5 acres in the R-1 Residential (Rural Developing);however,this deviation can be approved through UD. Itis unclear whether Lots 4-7, Block 1 meet the minimum lot width standard(200 feet) and that will need to be specified