Review Sketch Plan for Cole Addition Sketch Plan (Project No. 17-132); Case of Bryon and Lynn Cole

The purpose of this file is to review the official Sketch Plan, prepared by Landform and dated May 23, 2017, for the purpose of an eight (8) lot subdivision located northwest of the intersection of 168^th Avenue NW and Garnet Street NW. The Sketch Plan submitted includes seven (7) 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 Low Density Residential in the Comprehensive Plan. The intent of the LDR land use designation is to allow for the construction of single-family dwellings with access to municipal sewer and water. The eight (8) lots in the Sketch Plan are proposed to be served by municipal sewer and water. The adjacent properties to the south and east, which weren platted as Now and Then Estates, are also guided as LDR as a result of a previous Comprehensive Plan Amendment.

Zoning:
The Property is currently zoned as R-1 Residential (MUSA). This allows for the development of single family, detached dwellings with a density of Three (3) units per one (1) acre. As proposed, the Sketch Plan describes platted property that is R-1 Residential (MUSA). The proposed density of the Sketch Plan is 3 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 do not appear to be any wetlands on the Property.

Density Transitioning:
As proposed, the development is not subject to the density transitioning standards.  However, it is worth noting that there is an existing line of mature evergreen trees along the entire length of the eastern boundary of the Property.

Streets and Access:
Six of the eight lots will gain access from an extension of the 168th Lane NW cul-de-sac. The existing home and the proposed Lot 4, Block 1 will be accessed from 168th Avenue Northwest. It appears that the proposed extension of 168th Lane NW terminates in a temporary cul-de-sac.  Staff would note that this cul-de-sac will need to be constructed to meet the minimum street design standards and shall have the necessary right-of-way dedicated as well.

Sidewalks:
The Sketch Plan does not include any indication of a sidewalk along the proposed extension of 168th Lane.  There is an existing sidewalk on the north side of 168th Lane that ends at the intersection with Kamacite Street.  There is an existing lot east of this intersection, but outside the boundaries of the Sketch Plan, with no sidewalk.  If sidewalk were required along the north side of the street, it would have to extend beyond the boundary of the Property to connect with Kamacite Street.

Utilities and Municipal Services:
The applicant proposes connecting the new lots to city services, but has not specified whether the existing home will be connected.  The assumption is that Lot 5, Block 2 would connect to city services as the Sketch Plan does indicate that the private utilities would be abandoned.

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.

The Applicant proposes to vacate a fairly large, existing drainage easement (130 feet by 115 feet in area).  The Grading and Drainage Plans will need to clearly resolve how the stormwater would be addressed so that it does not negatively impact adjacent properties or move outside designated easements.  Landform has since proposed improvements to ensure proper drainage in a memo. This memo will be reviewed by the Engineering Staff as part of the Preliminary Plat process.

Landscaping:
The plan narrative indicates that the amount of significant tree Diameter at Breast Height (DBH) inches removed will exceed the allowable threshold by twenty-two (22) inches.  However, the narrative also notes that twenty-eight (28) inches will be planted to satisfy the replacement standards, which can include the base landscaping requirements of two (2) trees per lot.  Deciduous trees shall be at lease one inch in diameter and coniferous trees shall be at lease five feet in height. Each lot is subject to City's topsoil requirement.

Miscellaneous:
It appears that Temporary Construction Easements will need to be obtained from the two (2) adjacent property owners west of the Property to address the removal of the existing, temporary cul-de-sac.

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.