Agenda - Planning Commission - 07/06/2017

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While no wetlands are indicated on the National Wetlands Inventory, the Engineering Department believes that there may be wetland present as a result of drainage patterns in the area. As noted in their Staff Review Memo, they are requesting a wetland delineation be completed. Density Transitioning: As proposed, the development is not subject to the density transitioning standards. However, it is worth noting that there is an existing line of mature evergreen trees along the entire length of the eastern boundary of the Property that does provide some buffering/screening between the proposed project and the existing homes. Streets and Access: Six of the eight lots will gain access from an extension of the 168th Lane NW cul-de-sac. The existing home and the proposed Lot 4, Block 1 will be accessed from 168th Avenue Northwest. It appears that the proposed extension of 168th Lane NW terminates in a temporary cul-de-sac (labeled as such on the plans). Staff would note that this cul-de-sac will need to be constructed to meet the minimum street design standards of cul-de-sacs and shall have the necessary 60 foot radius right-of-way dedicated per City Code Sec. 117-614. This will likely affect lot size of Lot 3 Block 1 and Lot 3 Block 2 at a minimum. As the Planning Commission is aware, the City has struggled with temporary cul-de-sacs in the past as it is uncertain when a road may be extended to facilitate future development. In recent years, the City has been put in a position of responding to variance requests to allow lots to become buildable because the owner cannot control when adjacent land will develop, which would extend a road and eliminate the cul-de-sac. Multiple discussions have been had on this topic and the policy direction at this time is to require any proposed cul-de-sac to be designed and constructed to the minimum standards, which does include dedicating right-of-way with a radius of sixty (60) feet for the cul-de-sac bulb. It is further noted that the City is not aware of any plans of the Property Owner to the east to develop, so future extension of this road to eliminate the cul-de-sac is purely speculative. In the case of the existing temporary cul-de-sac, the City was aware of the Cole's desire to develop and was actively working to extend the road and utilities to this site. The property owner has been contemplating a subdivision for several years and had, at one time, submitted a concept plan to the City that was generally consistent with the proposed Preliminary Plat. At the time of the concept plan, the discussions about temporary cul-de-sacs hadn't fully evolved. Nonetheless, that is the policy direction that Staff is operating under now and therefore, we feel it important to remain consistent. Sidewalks: The Preliminary Plat does not include any indication of a sidewalk along the proposed extension of 168th Lane. There is an existing sidewalk on the north side of 168th Lane that ends at the intersection with Kamacite Street. There is an existing lot east of this intersection, but outside the boundaries of the Preliminary Plat, with no sidewalk. Staff is recommending that sidewalk be installed along the north side of the 168th Lane extension to the bulb of the cul-de-sac. Staff is open to discussion about credit for the sidewalk outside the boundary of the Plat. Utilities and Municipal Services: The applicant proposes connecting the new lots to city services, but has not specified whether the existing home will be connected. The assumption is that Lot 5, Block 2 would connect to city services as the Preliminary Plat does indicate that the private utilities would be abandoned, but does not include details pertaining to the connection of existing home. Grading and Drainage: The project will be subject to review by the Lower Rum River Watershed Management Organization (LRRWMO) regarding both wetlands and stomrwater. A LRRWMO permit will be required. The Applicant proposes to vacate a fairly large, existing drainage easement (130 feet by 115 feet in area) on the Subject Property. The Grading and Drainage Plans will need to clearly resolve how the stormwater would be addressed so that it does not negatively impact adjacent properties or move outside designated easements. The Applicant's civil engineer, Landform, has since proposed improvements to ensure proper drainage in a memo. This memo has been reviewed by the Engineering Staff as part of the Preliminary Plat process. Engineering staff feel