Adopt Resolution #25-205 Approving Preliminary Plat of "Brookside Terrace" for six single-family lots at the northwest corner of Nowthen Blvd. NW and 151st Lane NW (Brookside Construction, Inc.).

The property at the northwest corner of 151st Lane NW and Nowthen Boulevard NW has recently been purchased by Brookside Construction Inc. (the Applicant) with the intent of removing the existing house (15156 Nowthen Blvd NW) and subdividing the property into six single-family lots, each for new single-family home construction.  This subdivision is classified as a Major Plat in Chapter 117 of City Code.  The Planning Commission reviewed the sketch plan (the first step in the subdivision process) at its meeting on June 26 and noted that the proposed plat generally met City Code standards.  

The 3.16-acre property is zoned R-1A and each of the six lots meet or exceed the minimum standards for that district (80-foot lot width and 10,000 square feet).  Each lot would front 151st Lane where the driveways would connect.  No access will be provided to Nowthen Boulevard, though there is only a small 37.91-foot strip fronting Nowthen.  The rest is separated by a park strip to provide a corridor for the trail.  Each home would be connected to municipal utilities under 151st Lane.  

Comprehensive Plan
The site is guided Low Density Residential in the 2040 Comprehensive Plan which requires development in the 2.25-4.00 units per acre range.  The proposed density is 1.91 units per acre, short of meeting the minimum by two lots (7 lots = 2.23 u/ac; 8 lots = 2.55 u/ac).  Since this subdivision is essentially a continuation of a previous determined subdivision plan, staff is comfortable with allowing the subdivision as proposed.  

Property History
The subject property was a part of a larger parcel that was subdivided into small-acreage lots in 1990 (Haubrich Addition).  At that time, it was noted that this area was within the Metropolitan Urban Services Area (MUSA), but municipal utilities were a ways from the site.  So, it was subdivided with the expectation that in future years, each of the parcels will be further subdivided and hooked up to municipal utilities.  In 1995, in conjunction with the Fox Knoll subdivision to the west, utilities were installed under 151st Lane.  Since then, four of the six parcels further subdivided according to the plan.  The proposed Brookside Terrace plat is in line with that original vision.  One property remains that can be subdivided into three lots--two of which will be for future single-family homes. 

Utilities
Sanitary sewer and water mains are located beneath 151st Lane.  Several service connections were constructed in 1995, setting the property up for future subdivision.  The property owner at that time opted to pay for two sets of services and an additional water service to be installed while deferring additional services to the time of subdivision.  

Roadways
At the sketch plan review, it was noted that a previous proposal included a street connection between 151st Lane and Alpine Drive.  There was not strong desire to pursue this connection as it would be made very close to Nowthen Boulevard, not really giving much of an option to access the neighborhood.  In addition, grades and the location of the home to the north will make a tie-in point extremely difficult.  All lots will be accessing 151st Lane directly. 

Pedestrian Connections
151st Lane is not a through street and, along with Quicksilver Street, has no sidewalks.  A multi-use trail is present adjacent to the site along Nowthen Boulevard.  During sketch plan review, several neighbors noted that the bend in 151st Lane can limit sight distances for both walkers and drivers sharing the roadway.  The applicant will be responsible for constructing a sidewalk along the north side of 151st Avenue along these six lots, tying into the Nowthen Boulevard trail.  The sidewalk would end mid-block with a standard pedestrian ramp to the street.  This would allow people walking on 151st Lane to get out of the roadway around the bend.  

Natural Resources and Landscape Plan
From the Enviromental Policy Board's August 18 report, it was noted that the submittal did include a Tree Inventory and Preservation.  The site consists primarily of red cedar and mixed oaks, with some scattered willows, maples, pines, and ash.  There are a total of 2,800 DBH inches of significant trees on site and the inventory indicates that 1,006 DBH inches will be removed (equivalent to removing approximately 36% of the significant tree DBH inches).  The percentage is actually lower though, as the trees being removed for the stormwater basin are exempt from the removal threshold.  As proposed, this project will be in full compliance with the City's tree preservation standards.  Staff did add a review comment to the Tree Inventory and Preservation Plan noting that, depending on the timing of tree removal, precautionary steps may be needed to protect against the introduction of Oak Wilt. 

Typically, in the R-1A Single Family Residential District, the required landscaping would consist of two (2) front yard trees, four (4) inches of topsoil over all areas disturbed that are not going to be finished with impervious surfacing (e.g. house, driveway, walkways, etc.), and turf establishment.  Existing trees preserved on site can offset planting requirements, assuming they are located in the front yard.  However, while the site is certainly exceeding the minimum threshold of DBH inches retained on site, none of the preserved trees will be in the front yard.  Staff will continue to work with the Applicant on the Landscape Plan.

Storm Water Management
The property generally slopes down in the back yards of the proposed lots and storm water is directed westward.  Proposed are a swale along the north and storm water management basin at the northwest comer of the site.  Generally, storm water for the neighborhood flows northwesterly into a wetland complex.  The Lower Rum River Watershed Management Organization (LRRWMO) will be reviewing the storm water plan in accordance with their rules at an upcoming meeting.  


 

Mailed notices were sent to property owners within 700 feet of the site.  A "proposed development" sign was placed on the property.  A legal notice was placed in the August 15 Anoka Union Herald Newspaper. 

Alternatives to consider:
1. Approve of the preliminary plat as recommended by the Planning Commission.
2. Approve of the preliminary plat with any modifications that are appropriate.
3. Deny the preliminary plat based on certain findings.

All costs associated with the proposed development are the responsibility of the applicant. Some, but not all, of the development fees were paid with the street assessment when 151st Lane was constructed in the mid-1990s.  

At its meeting on August 28, the Planning Commission recommended approval of the preliminary plat. 

Motion to adopt Resolution #25-205 Approving the Ppreliminary Plat of "Brookside Terrace."