Agenda - Planning Commission - 07/06/2017

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Furthermore, the DNR has previously commented that they would be generally supportive of this approach as the proposed lots would comply with the new MRCCA rules. The public benefit would be the fifty (50) foot wide outlot (Outlot A) along the rear boundary of the existing homes on the north side of the road to serve as a buffer to future development. This area is heavily wooded and would provide both visual and noise buffering from future uses. This idea came out of the public workshops held last year and is supported by the developer and property owner. At the public workshops last year, the primary concerns raised by attendees focused on concerns with construction traffic on Bowers Drive and the lot sizes proposed. More recently, Staff understands that concerns have been raised about the loss of vegetation along Bowers Drive. As previously noted, per the new MRCCA rules, one (1) acre lots would be acceptable. They also seem to be compatible with many of the other lots along Bowers Drive, with the exception of four or five lots directly across the street. These lots were platted as part of Bowers Mississippi Acres 3rd Addition and are each approximately 200 feet in width. When measured at the building setback line, the proposed lots range from approximately 103 feet in width up to 127 feet in width. While narrower than those directly across the street, the lots are very similar to the majority of existing lots on Bowers Drive. Additionally, the proposed lots range in size from 1.04 acres to 1.89 acres in size, which is consistent with the existing lots (ranging from about 0.44 acres to 1.84 acres in size). The submittal does include a preliminary Tree Preservation and Landscape Plan that does identify the significant trees, as defined in City Code, within the limits of construction. The only real impact to this thin strip of vegetation along the right-of-way will be the result of installing a driveway to access each lot. However, based on the submitted plan set, no significant trees would need to be removed in the development of these lots. The Developer has also indicated that each lot will be planted with two (2) front yard trees, per City Code requirements. As noted previously, Bowers Drive is a long cul-de-sac with no other access point. While many of the residents noted at the workshops that they enjoy this setting, it is also a major factor in their concern about construction traffic and potential road damage due to heavy equipment. At the direction of the City, the Sketch Plan and now the Preliminary Plat does reserve a sixty (60) foot wide corridor (Outlot C) that could serve as a future access if/when the remaining agricultural land develops in the future, even if only reserved for emergency access. The City's Public Works and Public Safety Teams very much prefer improved access abilities to this neighborhood for a variety of reasons. The proposal includes serving each lot with a private well and septic system, similar to all the existing homes on Bowers Drive. The plan set does identify both a primary and secondary site for a septic system, a requirement that was not in place when this neighborhood was originally platted. The primary and alternate sites are a requirement of Minnesota Rules 7080, which exist to provide baseline protections against contamination due to septic systems. Alternatives Alternative 1: Recommend City Council approve the Preliminary Plat and Zoning Amendment for Pearson Place, contingent upon compliance with the Staff Review Letter. The bulk standards (lot size, lot width, setbacks) of the R-1 Residential (MUSA) district and the new MRCCA district (albeit not yet adopted) standards are generally met with this proposal with the exception of the use of private utilities rather than municipal sewer and water. However, the use of private utilities matches the existing development pattern on Bowers Drive and includes both primary and alternate locations for a septic system on each lot. Since this is a transitional time between existing MRCCA rules and new MRCCA rules, Staff supports the use of a PUD to address the differences in standards with the inclusion of the outlot that will serve as a buffer for the existing homes along Bowers Drive against potential development in the future. Alternative 2: Recommend City Council deny the Zoning Amendment and Preliminary Plat. The proposed subdivision seems to be generally compatible with the Bowers Drive neighborhood. It will provide a buffer for the existing homes against potential future development and reserves a corridor for a possible future street connection, which our Public Safety Staff believes to be critical. Staff does not support this alternative. Funding Source: