Review Sketch Plan for Estates of Silver Oaks 2nd Addition (Project No. 17-119); Case of Marcel Eibensteiner

The purpose of this file is to review the official Sketch Plan prepared by E.G. Rud & Sons, Inc., Roshell Engineering, and Royal Oaks Realty for the purpose of an eight (8) lot subdivision located on Lithium Street NW. The Sketch Plan submitted includes nine (9) sheets. The Sketch Plan Review process affords the Planning Commission the opportunity to provide early direction on the layout of the proposed plat, before the Developer prepares detailed Preliminary Plat plans. A key decision will occur at Preliminary Plat, in which the layout will be approved, subject to approving final construction plans and Final Plat documents. At that time, the City will review items including, but not limited to, Grading Plan, Utility Plan, Landscape Plan, and Street Light Plan.

Staff attempted to notify the owners of property within 700 feet of the proposed development about the proposed Sketch Plan review.

Sketch Plan Review is the first of several steps in reviewing a Major Plat, which includes Sketch Plan Review, Preliminary Plat, and Final Plat. This case is being reviewed per City Code Section 117-111 entitled R-1 Residential District and Chapter 117, Article III entitled Subdivisions.

Comprehensive Plan:
The Property is currently guided as Rural Developing in the Comprehensive Plan. The intent of the Rural Developing land use designation is to allow for the construction of single-family dwellings without access to municipal sewer and water. The eight (8) lots in the Sketch Plan are proposed to be served by municipal sewer and water. This will require a Comprehensive Plan Amendment to re-guide the property as Low Density Residential (LDR).   The adjacent property to the south, which was platted as Estates of Silver Oaks, is guided as LDR as a result of a previous Comprehensive Plan Amendment.

Zoning:
The Property is currently zoned as R-1 Residential (Rural Developing). This allows for the development of single family, detached dwellings with a density of one (1) unit per 2.5 acres. As proposed, the Sketch Plan will require a Zoning  Amendment to rezone the Property to R-1 Residential (MUSA), which would allow a net density of up to three (3) units per acre and a minimum of lot size of 10,800 square feet. The proposed density of the Sketch Plan is 0.67 units per acre and it appears to meet the minimum lot size and width standards of the R-1 Residential (MUSA) district.

Dimensional/Bulk Standards:
When preparing the Preliminary Plat, the Developer must demonstrate compliance with the bulk standards of the R-1 Residential (MUSA) district.  It appears that the Sketch Plan does comply with the standards specified for this zoning district.  Specifics are outlined in the Staff Review File.

Wetlands:
There are wetlands on the property that will need to be delineated and encumbered with drainage and utility easements on the Preliminary and Final Plats. There are also wetland and stormwater pond setbacks that are applicable.  The Applicant must ensure that all wetland setback areas are encumbered with drainage and utility easements.

Density Transitioning:
As proposed, the development is subject to the density transitioning standards found in City Code Section 117-110. Density transitioning applies to Lots 1-3 Block 1 and Lots 4-5 Block 2. If landscaping is proposed to satisfy this standard, it must be shown on the landscape plan and should be located in a separate, commonly owned parcel to avoid removals by future homeowners.

Streets and Access:
Seven of the eight lots will gain access from an extension of the Lithium Street cul-de-sac.  The eighth lot will retain access from Trunk Highway 47; however, the remainder of the boundary with TH 47 must be shown as restricted access on the Preliminary Plat and Final Plat.  It appears that the proposed extension the Lithium Street cul-de-sac does comply with the maximum allowable length and right-of-way width.

Sidewalks:
There is an existing sidewalk along Lithium Street that presently terminates at the edge of the temporary cul-de-sac.  Rather than have a sidewalk terminate mid-block, Staff would recommend that the sidewalk be extended to the northern boundary of the plat, which would allow for future connectivity should the land to the north develop.

Grading and Drainage:
The project will be subject to review by the Lower Rum River Watershed Management Organization (LRRWMO) regarding both wetlands and stomrwater.  A LRRWMO permit will be required.

Tree Preservation/Natural Areas
The Sketch Plan was reviewed by the Environmental Policy Board at their May 15, 2017 meeting.  The City's Natural Resources Inventory indicates there is a moderate quality oak forest across most of the eastern portion of the site that is part of a larger, contiguous natural corridor.  The EPB has recommended that conservation design principles and best management practices be incorporated into the project to protect this natural area to the extent possible.

All costs associated with processing the Application are the responsibility of the Applicant. There are no City funds proposed to be utilized for the construction of this project.

City Staff is recommending that the Planning Commission approve the Sketch Plan and direct the Developer to proceed to preparing a Preliminary Plat, with the considerations listed in the staff report.

Provide the Applicant with feedback, and recommend any changes to the Sketch Plan prior to submission of Preliminary Plat. No formal action is required.