Agenda - Planning Commission - 04/06/2017

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setback of floodway. The proposed three (3) lot single family residential subdivision is a reasonable use of the property and appears to be generally compatible with the surrounding neighborhood. Each of the three lots would still be two (2) plus acres in size, albeit much of that consisting of wetland area, which is larger than the abutting parcels to the north and east and the parcel to the west, owned by the City, is essentially all wetland too. The Subject Property is rather unique with respect to the overall abundance of area encumbered by wetland and floodplain and the fact that five (5) sets of utility stubs were provided as part of a previous road reconstruction project (and only three [3] are proposed to be used). Alternatives: Alternative 1: Adopt Resolutions #17-04-077, #17-04-078 granting a variance to lot depth for Lots 1 & 3, Block 1 and recommend City Council approve the Preliminary Plat for Homestead Road Addition. Even though the City, as part of the reconstruction of 167th/166th Ave, installed five (5) sets of utility stubs to the Subject Property, the Applicant has only proposed three (3) lots due to current standards. The location of the existing dwelling on Lot 2 presents challenges to reconfiguring the boundaries to further reduce or eliminate the lot depth deficiencies. However, it appears that there would still be viable buildable area on each of the lots to accommodate a future deck and/or reasonably sized accessory building. This is a challenging site to work with based on the amount of wetland and floodplain and the proposed subdivision seems a reasonable use of the property. Staff supports this alternative. Alternative 2: Adopt Findings of Fact unfavorable to the Applicant, deny the requested variance to lot depth, and recommend that the City Council not approve the Preliminary Plat. If the variance to lot depth is not granted, two (2) of the three (3) lots would not meet minimum standards and would be considered unlawful. Staff is of the opinion that the Applicant has been reasonable with the proposed subdivision rather than attempting to fully utilize all five (5) sets of utility stubs. The deficiency on Lot 3 is due to the Applicant attempting to address a concern raised from an adjacent property owner by repositioning the proposed home. While the deficiency on Lot 1 is slightly greater, there still appears to be room to accommodate a deck (as shown on the Preliminary Plat) and some building area where a reasonably sized accessory building could be erected. Staff does not support this alternative. Funding Source: All costs associated with processing the Application are the responsibility of the Applicant. There are no City funds proposed to be utilized for the construction of this project. Recommendation: City Staff recommends granting the variance to lot depth standards for Lots 1 & 3, Block 1 and approving the Preliminary Plat for Homestead Road Addition. Action: Motion to adopt Resolutions #17-04-077 and #17-04-078 approving favorable Findings of Fact and granting a Variance to lot depth for Lots 1 & 3, Block 1 and motion to recommend City Council approve the Preliminary Plat contingent upon compliance with the Staff Review Letter. Attachments Site Location Map Combined Plan Set Staff Review Letter Planning Commission Meeting Minutes Dated November 3, 2016 DRAFT EPB Meeting Minutes Dated March 20, 2017 Resolution #17-04-077: DRAFT Findings of Fact Resolution # 17-04-078: DRAFT Variance