Agenda - Planning Commission - 11/07/2013

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Regular Planning Commission Meeting Date: 11/07/2013 By: Tim Gladhill, Community Development 5. 3. Information Title: Consider Request for Sketch Plan Review of Alpine Woods Third Addition; Case of Oakwood Land Development Purpose/Background: General: The submitted minor subdivision proposes to plat approximately 0.30 acres to create one (1) buildable single-family lot. The proposed plat would not re -configure existing property lines. The proposed subdivision would convert an existing outlot to a buildable lot. The Property is generally located west of Sunfish Lake Boulevard (CSAH 57), along Uranium Street. Zoning: The Property is located in the R-1 Residential: MUSA Zoning District. Single-family detached dwellings are a permitted use in this district. The Property is adjacent to other R-1 Residential (MUSA) parcels to the west and south, but does abut a parcel in the R-1 Residential (Rural Developing) district to the north. Thus, density transition requirements are applicable. Lot Size Requirements: There are minimum lot size requirements. The minimum required lot area is 10,800 square feet. The minimum required lot width is 80 feet. According to the submitted Sketch Plan, it appears that these minimum standards are met. Setbacks, Building Coverage, and Other Bulk Standards. It appears that the proposed lot will be able to accommodate required minimum standards as illustrated in the Sketch Plan. Access and Streets: The Property proposes to provide access from Uranium Street. The Property is currently encumbered by an easement for the purpose of an existing cul-de-sac. When ALPINE WOODS was originally approved, it was anticipated that the parcel to the north, located at 15558 Sunfish Lake Boulevard (the "Adjacent Parcel" ),may desire to develop as a single-family development in the future. Since Uranium Street terminated at the north of the plat, adequate turn around provisions were required. In this case, the required cul-de-sac radius impacted the Property in such a way that a dwelling could not be constructed that met City Code standards. The Developer proposed to plat the Property as an outlot that could be converted to a buildable lot in the future if Uranium Street were extended to the north, thus eliminating the need for the cul-de-sac in the current location. There was no guarantee that Uranium Street would be extended to the north, so the City allowed the Property to be subdivided as an outlot as opposed to a buildable lot. On October 5, 2012, the City issued a Building Permit for the Adjacent Parcel. The previous dwelling was removed and replaced with a new dwelling without further subdivision of the Adjacent Parcel. Staff discussed alternatives for reserving a corridor for an extension of Uranium Street as well as reserving space for future development on this adjacent parcel. However, the owner of the Adjacent Parcel made the decision to replace the existing dwelling with a single dwelling at this time. The chosen location has impacts to the ability to extend Uranium Street in the future, but does not completely eliminate the possibility in the future. However, it does appear that the current Owner of the Adjacent Parcel does not desire to develop additional lots for the foreseeable future. As a result, the Applicant desires to discuss alternatives to the current cul-de-sac in order to allow the Property to be converted to a buildable lot to facilitate the construction of a single-family home. Staff has been reviewing several alternatives for a revised cul-de-sac submitted for review. The current proposal requests that the existing cul-de-sac diameter be reduced. Staff is open to an alternative that provides adequate turn around provisions for larger equipment (public safety apparatus, delivery vehicles, maintenance equipment, etc.) as