Adopt Resolution #21-018 Providing Feedback for Bacon Property Sketch Plan; Case of Bill Boyum

The purpose of this case is to review a request from Bill Boyum (the "Applicant") for feedback from the Planning Commission before moving forward to a formal Sketch Plan application. Specifically, the Applicant desires feedback from the City Council as to the level of support of the length of the cul-de-sac. 

The Applicant has provided a preferred concept, with 9 lots, and an associated narrative, and a secondary concept with 19 lots. Staff has reviewed both concepts. The Subject Property is approximately 94 acres and is being referred to as the Bacon Property, as Bruce Bacon used to reside on and organically farm the property.

The Applicant is looking for feedback from the City Council on the 9 lot sketch plan only at this time.

No notification required for this step. The Applicant wanted to get high level feedback from the Planning Commission prior to submitting for formal Sketch Plan. If the project moves forward, next steps include sketch plan (with mailing to neighbors), preliminary plat (with formal public hearing, newspaper and mailed notice), and final plat (no notice).

Concept 1 - 9 Lots
Concept 1 is the preferred concept from the Applicant. It includes 9 large lots all off a new public street constructed at the existing 175th Avenue. The proposal has an approximately 1,500 foot cul-de-sac, which is more than double the allowed 600 foot long cul-de-sac. A variance would be required for cul-de-sac length. The Applicant is requesting feedback from the Planning Commission and City Council on the potential variance. Staff does feel there is merit to the variance request, it is a very unique property and the 9 lot proposal does protect the natural character of the property. The Applicant has included a narrative on why the variance is a reasonable request, which is attached, and also includes a couple examples of long cul-de-sacs within the City. This proposal includes two larger executive lots on the north end of the site which are both over 20 acres. This would allow for significant protection of the environment.

The Applicant was looking for feedback from the Planning Commission City Council on the concept, as well as the potential for a variance to cul-de-sac length associated with Concept 1 (9 lots). The Planning Commission recommended that the Applicant work with Staff to further develop their concept, and identified some red flags and concerns associated with the proposal. The Planning Commission did not give firm direction related to the variance proposal, but noted that there is a path to approval for either option.

Clarifications on Developer Narrative (all on Page 1 and commented directly in document):

1. Current Code allows up to 37 lots, it is not a requirement to have a minimum of 37 lots
2. Showing 28 foot wide lots - should be 32 foot wide
3. 185th and Burns Parkway is in the City of Nowthen, not City of Ramsey

Staff is handling this portion of review as part of normal duties to provide the Applicant feedback prior to moving forward with a concept for Sketch Plan.

Staff recommends adoption of the attached resolution and to provide the Applicant feedback on which concept plan to move forward with, and develop a formal sketch plan application.

Motion to adopt Resolution #21-018.