Consider Request for Preliminary Plat Approval for Rabbit Meadows, a Major Plat to be Located on PID #08-32-25-21-0003; Case of Eric and Karla Thomsen

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, lot width, 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, in the form of a sixty-six (66) foot Drainage and Utility Easement, 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.  This corridor could serve be utilized as a potential future street connection to the parcel to the east, should it ever develop.

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. 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.  The Planning Commission did approve a variance to cul-de-sac length at their July 10, 2014 meeting.

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.  The Applicant has submitted a report from an ISA Certified Arborist noting that there are no significant trees within the limits of construction and thus, a tree preservation plan is not required.

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 when the Engineering Department has completed their review of these plans.

The Planning Commission conducted a public hearing on both the variance request and the proposed plat at their July 10, 2014 meeting and there were no written or verbal comments received.

Alternatives

#1: Adopt Resolution #14-07-129 approving the Preliminary Plat contingent upon compliance with the Preliminary Staff Review Letter dated July 3, 2014.  The Applicant is providing sixty-six (66) foot wide corridor via a Drainage and Utility Easement, consistent with the feedback provided during the Sketch Plan review, which could potentially serve as a future road connection to the parcel to the east if it were ever to develop.  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.  Do not approve the Rabbit Meadows Preliminary Plat as presented.  As previously mentioned, the full cul-de-sac will eliminate existing public safety concerns.  Additionally, in response to feedback from the Planning Commission during the Sketch Plan review, the Applicant has incorporated a corridor to the eastern limits of the plat that could serve as a future street connection to the parcel to the east. 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.

The Planning Commission recommends approving the Preliminary Plat for Rabbit Meadows, contingent upon revisions as outlined in the Preliminary Staff Review Letter dated July 3, 2014.

Motion to 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.