Agenda - Planning Commission - 12/06/2018

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Regular Planning Commission 6. 1. Meeting Date: 12/06/2018 By: Chloe McGuire Brigl, Community Development Information Title: Review Sketch Plan for Harvest Estates 2nd Addition; Case of Meadowbrook Development (Project 18-161) Purpose/Background: The purpose of this file is to review the Sketch Plan prepared by Landform in callaboration with Meadowbrook Development for the purpose of creating fifteen (15) new lots next to the Harvest Estates development at 15153 Nowthen Blvd NW (the "Subject Property"). The site is home to the old municipal center and was platted with the previous Harvest Estates project as Lot 25, Block 1 of Harvest Estates. The Sketch Plan Review process affords the Planning Commission the opportunity to provide early direction on the layout of the proposed plat, before a developer prepares detailed Preliminary Plat plans. A key decision will occur at Preliminary Plat, in which the layout will 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 and Drainage Plans, Utility Plan, Landscape Plan, and Street Light Plan. Tonight's discussion should focus on high-level feedback for the developer. Notification: A public hearing is not required for Sketch Plan. If/when the application moves forward to preliminary plat, surroundings properties within 700 feet of the subject property will be notified. Observations/Alternatives: The proposed sketch plan shows 15 single-family detached lots, which would have sewer and water. The site is zoned R-1 MUSA (via Ordinance 15-01) and was platted as part of Harvest Estates in 2015. The sketch plan allows the Planning Commission to provide high-level feedback on a potential project, and does not get into the specifics of the plan, nor give any development rights. Lot Size The sketch plan shows 65-foot wide lots, which is the key deviation shown from the City Code. If the Planning Commission is supportive of 65-foot wide lots, which are becoming a more frequent ask from developers and more common in new development projects, Staff will look into the best way to either amend the zoning code or approve it for this project. The minimum lot size for R-1 MUSA lots is 10,800 square feet; all but one lot meet this requirement. Staff would also like feedback on a possible variance to lot size. Access At the Prelimary Plat stage, there was significant discussion regarding the existing access from the original Municipal Center to Nowthen Boulevard. At that time, the Planning Commission had recommended that this access remain open. The City Council defered final action to Phase 2, which is now the current proposal. Staff would like the Planning Commission to reconfirm their decision. Decision factors could include, but are not limited to the following. • Offsetting conflict points on Nowthen Boulevard. • Other safety issues along Nowthen Boulevard near Ramsey Elementary School. . Condition of pavement (designed to parking lot standards, not public road standards).