Consider Natural Resources Elements of Homestead Road Subdivision

The City has received an application for a three (3) lot subdivision known as Homestead Road.  The application includes review of a Preliminary Plat and a Variance to lot depth.  No new roads are proposed with the development.  The site already has municipal utilities stubbed in as a result of a previous road improvement project.  The development site is located at 7131 166th Ave NW (the "Subject Property").  A significant portion of the Subject Property is encumbered with wetland and floodway.

The submittal does include a Tree Inventory, which identifies all significant trees on the Subject Property.  It also notes that a majority of the trees are within the delineated wetland area and thus, outside the limits of construction.  Based on the inventory, the project remains well below the removal threshold outlined in City Code.  The narrative that accompanies the Tree Inventory notes that existing trees satisfy the landscaping requirements.  The Tree Inventory is generally acceptable with necessary revisions outlined in the Staff Review Letter.

As previously noted, a significant portion of the Subject Property consists of wetland.  Per the City's NRI, there is a moderate quality natural area across a portion of the Subject Property.  However, this area consists primarily of wetland and would not be disturbed as part of the proposed subdivision.  The plans include the required sixteen and half foot (16.5') wetland setback.

A variance to the lot depth standard is being sought for Lots 1 & 3.  Lot 1 is deficient 268 sq. ft. while Lot 3 is deficient seventy-eight (78) sq. ft. (out of a minimum required 6,000 sq. ft.).  Staff is supportive of the variance for both lots.  The area of deficiency is minor.  On Lot 3, an alternative site for a house pad was originally proposed, but public input during the Sketch Plan review resulted in the Applicant shifting the home location.  On Lot 1, the plans include a twelve by twelve (12' x 12') possible deck as evidence that the slight reduction in the lot depth standard would not impact the ability to install such a common homeowner improvement in the future.  Finally, as part of the negotiations with the former property owner when 166th Ave was reconstructed, the City did include five (5) sets of utility stubs for future development of the Subject Property.  Based on current standards though, the number of potential lots has been reduced to three (3) already.  Staff does not believe that these minor deficiencies should result in a further reduction in the number of lots.

Rain gardens are being proposed on Lots 1 & 3 to address the Lower Rum River Watershed Management Organization's (LRRWMO) infiltration requirements.  Engineering Staff are reviewing this aspect of the plan set to ensure compliance from a stormwater perspective.  Revisions to the plan set are needed and are outlined in the Staff Review Letter. 

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

Motion to recommend approval of the Tree Preservation Plan and the Variance request contingent upon compliance with the Staff Review Letter.