Review Sketch Plan for Bacon Property; Case of Bill Boyum

The purpose of this case is to review a request from Bill Boyum  (the "Applicant") for feedback from the Planning Commission before moving forward to a formal Sketch Plan application. The Applicant has provided a preferred concept, with 9 lots, and an associated narrative, and a secondary concept with 19 lots. Staff has reviewed both concepts. The Subject Property is approximately 94 acres and is being referred to as the Bacon Property, as Bruce Bacon used to reside on and organically farm the property.

No notification required for this step. The Applicant wanted to get high level feedback from the Planning Commission prior to submitting for formal Sketch Plan. If the project moves forward, next steps include sketch plan (with mailing to neighbors), preliminary plat (with formal public hearing, newspaper and mailed notice), and final plat (no notice).

Concept 1 - 9 Lots
Concept 1 is the preferred concept from the Applicant. It includes 9 large lots all off a new public street constructed at the existing 175th Avenue. The proposal has an approximately 1,500 foot cul-de-sac, which is more than double the allowed 600 foot long cul-de-sac. A variance would be required for cul-de-sac length. The Applicant is requesting feedback from the Planning Commission on the potential variance. Staff does feel there is merit to the variance request, it is a very unique property and the 9 lot proposal does protect the natural character of the property. The Applicant has included a narrative on why the variance is a reasonable request, which is attached, and also includes a couple examples of long cul-de-sacs within the City. This proposal includes two larger executive lots on the north end of the site which are both over 20 acres. This would allow for significant protection of the environment.

Concept 2 - 19 Lots
The Applicant also included a concept plan with 19 lots that includes a road ending in a loop road with houses at the end. This proposal allows for road connection through the park to the west, and a potential road stub to the east. This proposal is not preferred by the Applicant but is preferred by the City's public safety team. The City's public safety team does prefer to see additional road connections when possible. This proposal includes additional lots, which allows for lesser environmental protections, but does allow for road connections.

The Applicant is looking for feedback from the Planning Commission on the concepts, as well as the potential for a variance to cul-de-sac length associated with Concept 1 (9 lots).

Staff has reviewed both concepts and staff comments are attached to this document. There is a path to approval for either option.

Staff is handling this portion of review as part of normal duties to provide the Applicant feedback prior to moving forward with a concept for Sketch Plan.

Provide the Applicant feedback on which concept plan to move forward with, and develop a formal sketch plan application.

Direct the Applicant to move forward with developing formal sketch plan based on one of the attached options.