Consider Applications Related to Rabbit Meadows Plat to be Located on PID #08-32-25-21-0003; Case of Eric and Karla Thomsen

1. PUBLIC HEARING: Consider Request for Variance to Cul-de-Sac Length
2. PUBLIC HEARING: Consider Request for Preliminary Plat Approval

The City has received applications for Preliminary Plat approval for Rabbit Meadows and a variance to cul-de-sac length.  Rabbit Meadows is a proposed Major Plat that would create three (3) new single family lots with an extension of 171st Ave terminating in a full cul-de-sac.

Staff attempted to notify all Property Owners within a 700 foot radius of the Property of the Public Hearing via Standard US Mail. The Public Hearing was also published in the City's official newsletter, the Anoka County UnionHerald.

The Applicant is seeking to develop a parcel that is just under ten (10) acres in size with three (3) single family residential lots. The newly created lots would be accessed by an extension of 171st Ave terminating in a full cul-de-sac. The Subject Property is zoned R-1 Residential (Rural Developing) and the proposed subdivision complies with the minimum standards outlined in Section 117-111 (R-1 Residential District) regarding lot size and density.  It also appears that there is sufficient space on each lot to accommodate a house pad compliant with required setbacks.

The Applicant has incorporated a corridor extending from the end of the cul-de-sac to the eastern limits of the plat as was discussed during the review of the Sketch Plan.  However, as drawn, it appears that it is a separate lot that does not meet the minimum lot area or frontage requirements and also reduces the lot frontage of the eastern most lot below the minimum required.  Within the Staff Review Letter dated July 3, 2014, Staff has requested that the corridor be revised to be shown as a drainage and utility easement, which does not result in a separate, substandard lot nor does it impact the frontage of the eastern most lot. 

The extension of 171st Ave NW to serve the three (3) newly created lots will result in a cul-de-sac length greater than 600 feet, which requires a variance. It should be noted that there are existing concerns that City Staff have identified regarding the existing stretch of 171st Ave that presently terminates with a hammerhead currently. The existing road configuration creates challenges for snow plowing as there is not sufficient turn-around space for a plow truck. Additionally, there presently is not sufficient right-of-way space at the hammerhead for snow storage. Finally, as this is a non-hydranted area, responding to a fire would require a tanker truck and there is not sufficient maneuverability with the existing conditions. Thus, while the cul-de-sac would be slightly longer than permitted (751 feet total length), it would address and eliminate existing concerns that have been raised by our Public Works and Fire Staff.

Each lot will be serviced with individual wells and septic systems.

The Applicant will need to obtain a Lower Rum River Water Management Organization (LRRWMO) permit.

The landscape plan is generally acceptable with the revisions as outlined in the July 3, 2014 Preliminary Staff Review Letter.  A Tree Preservation Plan must still be submitted for review prior to City Council considering the Preliminary Plat.

Grading, drainage and erosion control plans are under review currently.  An addendum to the July 3, 2014 Preliminary Staff Review Letter will be provided to the Applicant was the Engineering Department has completed their review of these plans.

The Preliminary Plat is the final opportunity for the Planning Commission to provide a recommendation to the City Council.  The final review step, the Final Plat, is reviewed and approved by the City Council.

Alternatives

#1: Approve the variance to cul-de-sac length and recommend approval of the Preliminary Plat contingent upon compliance with the Preliminary Staff Review Letter dated July 3, 2014.  The Applicant is attempting to incorporate a corridor that would potentially serve as a future road connection to the parcel to the east, as was requested through the Sketch Plan review.  It appears that this can be accomplished without the need for a variance to lot width for the eastern most lot if the Preliminary Plat is revised to reflect the lot configuration shown on the Sketch Plan.  The installation of a full cul-de-sac will eliminate existing public safety concerns related to maneuverability, snow storage, and fire response.  Staff supports this alternative.

#2.  Approve the variance to cul-de-sac length and recommend approval of the Preliminary Plat contingent upon compliance with the Preliminary Staff Review Letter dated July 3, 2014 and upon the Applicant obtaining a variance to lot width standards for the eastern most lot.  While this is a viable option, Staff believes alternative #1 is a more prudent solution and avoids additional time and expense for the Applicant.  

#3.  Deny the variance to cul-de-sac length and recommend denial of the Preliminary Plat.  As previously mentioned, the full cul-de-sac will eliminate existing public safety concerns.  Additionally, the Applicant is working to address/incorporate a corridor to the eastern limits of the plat that could serve as a future street connection. As long as the Applicant addresses the items within the Preliminary Staff Review Letter dated July 3, 2014, Staff would not support this option.

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

Staff recommends approval of both the Variance to cul-de-sac length and the Preliminary Plat for Rabbit Meadows, contingent upon revisions as outlined in the Preliminary Staff Review Letter dated July 3, 2014.

Action #1

Motion to adopt Resolution #14-07-127 approving a Findings of Fact #0929 related to a request for a variance to cul-de-sac length.

Action #2

Motion to adopt Resolution #14-07-128 approving a variance to cul-de-sac length.

Action #3

Motion to recommend that the City Council adopt Resolution #14-07-129 granting Preliminary Plat approval of Rabbit Meadows, contingent upon revisions as outlined in the Preliminary Staff Review Letter dated July 3, 2014.