Agenda - Planning Commission - 07/06/2017

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Regular Planning Commission Meeting Date: 07/06/2017 Submitted For: Alec Henderson, Community Development By: Alec Henderson, Community Development 5. 4. Information Title: PUBLIC HEARING: Consider Preliminary Plat for Cole Addition (Project No. 17-132); Case of Bryon and Lynn Cole Purpose/Background: The purpose of this file is to review the Preliminary Plat for Cole Addition, an eight (8) lot subdivision located northwest of the intersection of 168th Avenue NW and Garnet Street NW. The project is a re -plat of an existing residential lot at 6951 168th Ave NW and two adjacent, small outlots (together the "Subject Property"). The Planning Commission reviewed the Sketch Plan for this project at its June 12, 2017 special meeting. Notification: Staff attempted to notify all Property Owners within a 700 foot radius of the Subject Property of the Public Hearing via Standard US Mail. The Public Hearing was also published in the City's official newsletter, the Anoka County Union Herald. Observations/Alternatives: Preliminary Plat Plan review is the second 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 Property is currently guided as Low Density Residential in the Comprehensive Plan. The intent of the LDR land use designation is to allow for the construction of single-family dwellings with access to municipal sewer and water. The eight (8) lots in the Preliminary Plat are proposed to be served by municipal sewer and water. All adjacent properties are also guided as LDR. Zoning: The Property is currently zoned R-1 Residential (MUSA). This allows for the development of single family, detached dwellings with a density of Three (3) units per one (1) acre. As proposed, the Preliminary Plat complies with the allowable density of three (3) units per acre and it appears to meet the minimum lot size and width standards of the R-1 Residential (MUSA) district. However, the plans appear to show a temporary cul-de-sac that encroaches onto multiple parcels, presumably with a road easement. If platted with dedicated right-of-way rather than easement, as required, multiple lots would be deficient in lot size. Dimensional/Bulk Standards: When preparing the Preliminary Plat, the Developer must demonstrate compliance with the bulk standards of the R-1 Residential (MUSA) district. As proposed, it appears that all lots meet the minimum bulk standards. However, as noted above, the Preliminary Plat needs to be revised to dedicate right-of-way for the cul-de-sac bulb rather than a road easement and this will impact the size of multiple lots. This reduced lot area as a result of dedicating right-of-way may result in one or more lots not meeting the minimum lot size requirement of 10,800 square feet and required setbacks. Specifics are outlined in the Staff Review File. Wetlands: