Agenda - Planning Commission - 09/28/2023

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properties are 145 feet deep, and the lots on the western boundary (backing up to Nowthen Boulevard) are 150 feet deep. Comprehensive Plan / Future Land Use Map The 2040 Comprehensive Plan guides the Subject Property as Low Density Residential. The surrounding properties to the east, west, and south are all also guided as Low Density Residential. The property to the north (Brookside Elementary School) is guided as Public. Areas guided as Low Density Residential are to be developed with a density of 3-4 units per acre. The proposed Sketch Plan provides for 3.1 dwelling units per acre. Note that Applicant modified the Sketch Plan from eighty (80) foot wide lots to sixty-five (65) foot wide lots based on direction from Staff. This was partially due to the proposed zoning designation, but primarily to meet the minimum density standard (with eighty [80] foot wide lots, the density was closer to 2.3 units per acre, well below what the 2040 Comprehensive Plan requires). Roads and Sidewalks The Sketch Plan includes a right in, right out access onto Nowthen Boulevard. Anoka County Highway Department (ACHD) reviewed the Sketch Plan and stated that a full access onto Nowthen Boulevard would not be permitted due to their spacing guidelines (from 167th Avenue NW and 170th Avenue NW), but that they would allow the right in, right out access. All proposed internal roads will be public and have a right-of-way width of sixty (60) feet. Roadway width, from back of curb to back of curb, will need to be thirty-two (32) feet, which would still allow parking on both sides of streets. Public sidewalks are provided on one (1) side of each public road. Sidewalks shall be six (6) feet in width in accordance with the City's standard detail for an urban street. A road connection south to 167th Avenue will be necessary. Outlot A, Harmony Farms, was deeded to the City in 1997 for the sole purpose of reserving a corridor for this road connection when the Subject Property developed. This would provide full access to the Subject Property in addition to the right in, right out access onto Nowthen Boulevard. This is something that all Staff support, as does ACHD as well. Natural Resources There is a small area within the Subject Property (about 0.25 acres) that consists of wetland. There are no designated floodplains on the Subject Property. There is very little tree cover on the Subject Property and those that do exist are scattered along the northern and eastern boundaries of the Subject Property. Any significant trees that are on the Subject Property will need to be inventoried and included as part of the preliminary plat plan set. Similarly, a landscape plan will also be required as part of the preliminary plat plan set. Utilities The Subject Property is located within the MUSA boundary and therefore, sanitary sewer and water will need to serve each unit. The project does conceptually include stormwater ponding. Stormwater ponds, as well as all wetlands, will need to be encumbered with drainage and utility easements extending at least 16.5 feet beyond their boundaries. A street lighting plan will also need to be prepared and included as part of the preliminary plat plan set. Funding Source: All costs associated with this request are the responsibility of the Applicant. Recommendation: Staff recommends the Applicant proceed with developing the preliminary plat plan set. Outcome/Action: