Consider Final Plat Approval of Oakwood Acres Located Along 167th Avenue, West of Nowthen Boulevard and Approve Development Agreement; Case of Oakwood Land Development

The submitted minor subdivision proposes to plat approximately 1.1 acres to create two (2) buildable single-family lots (note: this is one [1] less lot than reviewed by Planning Commission). The subject property is generally located west of Nowthen Boulevard, south of 167^th Avenue NW. The Property is located along the re-aligned portion of 167^th Avenue.

City Code defines a Minor Plat as a subdivision action that involves three (3) or less lots and does not create the need for additional public infrastructure. In this case, the request is for two (2) lots and the necessary infrastructure (roads and utilities) have already been installed. The Minor Plat eliminates the need for a Preliminary Plat and Public Hearing that is required with a Major Plat.

Staff attempted to notify all Property Owners within 700 feet of the Sketch Plan Review via Standard U.S. Mail.

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. Density Transition requirements are not necessary.
 
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.  
 
Setbacks, Building Coverage, and Other Bulk Standards. It appears that the proposed lots will be able to accommodate required minimum standards as illustrated in the Sketch Plan. It is noted the unique configuration of Lot 1 may create some difficulty in designing an appropriate floor plan. By accepting the proposed configuration, the Applicant acknowledges that it is responsible for providing a floor plan that can be accommodated on Lot 1 without the issuance of a variance. If the the Planning Commission feels that the Applicant has not successfully demonstrated that it can accommodate a floor plan on Lot 1 without the issuance of a Variance, then the Planning Commission should consider a recommendation of a two (2) lot Plat instead of three (3) lots. It is noted that Staff believes that there would be a design available to be accommodated on the lot, so a reduction in lots is not necessary.
 
Access and Streets:  The Property proposes to provide access to each three (3) lots from 167^thAvenue, a Municipal State Aid (MSA) street. The intent of the MSA system is to limit direct access wherever possible. However, in this situation, there is no other viable alternative. In addition, when 167^thAvenue was re-aligned, it was anticipated that these lots would be created and gain access from 167^thAvenue as made evident by the placement of sewer and water services.

Traffic Analysis:  A traffic analysis will not be required due to the size of the project. 
 
Grading and Drainage: The Sketch Plan does not include grading/drainage information.  This information is not required for Sketch Plan Review.  However, this information must be submitted with the Final Plat Application, as directed by the City Engineer.  A permit from the Lower Rum River Water Management Organization and NPDES from MPCA will be required.
 
Landscaping. The Applicant is responsible for the planting of two (2) trees per dwelling unit at the time of construction of a dwelling unit. The Applicant is also responsible for the installation of topsoil, consistent with City Code requirements. Other landscaping requirements will be spelled out with Building Permit review.
 
Easements: With the Final Plat Application, Staff will be reviewing compliance with the standard requirements for drainage and utility easement dedication.  Drainage and utility easements must be ten (10) feet in width abutting dedicated right-of-way, five (5) feet in width along both side and rear lot lines, and encumber any 100-year flood zone for all existing and proposed surface waters and wetlands.
 
Right-of-Way Dedication: With the Final Plat Application, Staff will be reviewing compliance with the standard requirements for right-of-way dedication.  The City requests that the City-owned parcel used for the placement of 167^thAvenue be included in the Final Plat as dedicated right of way. This scenario was agreed to with the Property Owner when the Property was allowed to be subdivided by metes and bounds description. The revised Final Plat conforms to this request.
 
Utilities: Municipal Water and Sanitary Sewer have been extended to the site. The Applicant will be responsible for applicable connection fees to be outlined during the Final Plat Review.
 
Other Development Fees. The Applicant will also be responsible for Park Dedication, Trail Development, and Stormwater Management Fees. A full analysis of applicable development fees will be provided with the Final Plat Review.

All costs associated with review of the request are the responsibility of the Applicant.

The Planning Commission recommends approval of the Plat.

Motion to adopt Resolution #13-10-178 granting Final Plat Approval to Oakwood Acres, contingent upon the Developer entering into a Development Agreement with the City.