Consider Preliminary and Final Plats for Pine Ridge; Case of Gerald and Jane Davis

The City has received applications for Preliminary and Final Plat approval for Pine Ridge. This is a Major Plat that creates six (6) single family residential lots and is located immediately east of Nowthen Blvd just south of County Road 64. The proposed lots range in size from 2.5 acres to 6.68 acres and would be accessed by the construction of 180th Avenue from Nowthen Blvd and terminating in a cul-de-sac. The proposed plat would exempt the northerly 25.17 acres, which includes an old farm house that is presently being removed.

Staff has sent notices to all Property Owners within 700 feet of the Subject Property via Standard US mail regarding the required Public Hearing for the Preliminary Plat, which was held on August 7, 2014 by the Planning Commission.

The site is guided Rural Developing in the Comprehensive Plan and is zoned R-1 Residential (Rural Developing). The proposed use (single family homes) complies with both the Future Land Use Map and the current zoning designation.

The proposed lots generally meet the R-1 Residential (Rural Developing) zoning requirements in terms of lot size and density. In May of this year, the Planning Commission reviewed the Sketch Plan and suggested that the Applicant extend the length of the cul-de-sac, originally designed for 600 feet, in an attempt to achieve compliance with the lot width standard of 200 feet (Lots 3 & 4 were both originally designed with a width of 100 feet). The Applicant has extended the cul-de-sac to 810 feet, which resulted in more regularly shaped lots but did not eliminate the need for a variance to lot width (190 feet and 144 feet).  The Planning Commission did approve variances for both cul-de-sac length and lot width (for Lots 3 & 4) on August 7, 2014.  The right of way for the proposed cul-de-sac is sixty-six (66) feet and the right of way for the cul-de-sac bulb has a radius of sixty-five feet, both of which meet the minimum required design standards.

The Landscape Plan is generally acceptable.  The Tree Preservation Plan, as submitted, indicates that the project will not retain at least forty percent (40%) of the inches of significant trees as required by City Code.  The applicant only inventoried those trees within the limits of construction and has stated their intention is to inventory additional trees to document that the project does comply with the tree preservation standards.  An updated Tree Preservation Plan will need to be submitted for review.

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

The grading and drainage plans are generally acceptable with revisions as identified in the Staff Review Letter dated August 22, 2014.

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

The Plat was sent to the Anoka County Highway Department (ACHD) for review and comment.  Their comments, dated August 19, 2014, are attached to the case. 

A draft Development Agreement is attached to the case.  Once the cost estimates for the required improvements are received from the Applicant's engineer, Staff will finalize the Development Agreement and submit for review and approval by the City Council at a future meeting.

The Planning Commission held a public hearing related to the Preliminary Plat on August 7, 2014 and there were no written or verbal comments received.

Alternatives

Option #1: Approve the Preliminary and Final Plats related to Pine Ridge contingent upon compliance with the Staff Review Letter dated August 22, 2014, compliance with the ACHD review letter dated August 19, 2014, and execution of a Development Agreement.  The Planning Commission has approved variances to both cul-de-sac length and lot frontage for Lots 3 & 4.  The Plat, with those approved variances, complies with the bulk standards of the R-1 Residential (Rural Developing) District, the Subdivision Design Standards, and the Future Land Use Map.  Staff supports this option.

Option #2: Do not approve the Preliminary and Final Plats related to Pine Ridge.  As long as the applicant incorporates the revisions identified in the Staff Review Letter dated August 22, 2014 and complies with the ACHD comments dated August 19, 2014, there does not appear to be any reason not to approve the Plat.  Staff does not support this option.

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

The Planning Commission recommends approval of the Preliminary Plat and City Staff recommends approval of the Final Plat, both actions being contingent upon compliance with the Staff Review Letter dated August 22, 2014, compliance with the ACHD review comments dated August 19, 2014, and upon entering into a Development Agreement with the City.

Action #1

Motion to approve Resolution #14-08-152 granting Preliminary Plat approval of Pine Ridge, contingent upon compliance with the Staff Review Letter dated August 22, 2014 and the ACHD review comments dated August 19, 2014.

Action #2

Motion to approve Resolution #14-08-168 granting Final Plat approval of Pine Ridge, contingent upon compliance with the Staff Review Letter dated August 22, 2014, compliance with the ACHD review comments dated August 19, 2014, and upon entering into a Development Agreement with the City.