Consider the Natural Resources Aspects and a Variance Request Associated with a Proposed Four (4) Lot Subdivision at 17201 St. Francis Boulevard NW and Outlot A OShaughnessy Addition (Project #25-116); Case of Tim O'Shaughnessy

The City has received a Land Use Application from Tim and Corrin O'Shaughnessy (the "Applicant") for a proposed four (4) lot subdivision of two parcels, 17201 St. Francis Boulevard NW and Oultot A OShaughnessy Addition (the "Subject Property").  The eastern edge of the Subject Property falls within the Scenic River Protection Overlay District, which has prompted the need for a variance to lot width as well.   

Project Overview
The Applicant is the owner of the Subject Property and lives on what will become Lot 2, Block 1, OShaughnessy 3rd Addition.  The Subject Property is approximately thirty-four (34) acres in size and is the site of the former Wirz's Nursery.  Although no part of the Subject Property is riparian, a small portion (less than an acre) of the Subject Property on the eastern edge of the plat falls within the Scenic River Protection Overlay District (associated with the Rum River).  The Subject Property is zoned Rural Residential and the Comprehensive Plan guides the Subject Property as Rural Developing.  The proposed Preliminary Plat complies with the 2.5 acre minimum lot size of the Rural Residential District.  A variance to lot width is needed for Lot 4 (along Germanium Street).  This is the portion of the plat that is within the Scenic River Protection Overlay District, which requires a minimum lot width of 300 feet.  There is no ability to adjust the width of Lot 4 as there are existing homes to the north and south of Lot 4.  Each new home in the subdivision will be served by individual septic systems and wells.  No new roads are proposed.

Natural Resources Inventory and Land Cover Classification
The City's Natural Resources Inventory (NRI) does identify a low-quality natural plant community that is located on what will primarily be Lot 2, but also covers portions of Lots 3 and 4 as well.  However, the Oak Woodland—Brushland natural plant community will not be disturbed as part of this subdivision.  There is already an existing home on Lot 2, so no tree removal is necessary there.  The portions of the natural plant community on Lots 3 and 4 are outside the limits of proposed construction for those lots as well.  

The Minnesota Land Cover Classification System identifies three (3) different cover types for the Subject Property.  The vast majority of the Subject Property is classified as 'planted or cultivated vegetation'.  However, a small portion in the northwest corner of the Subject Property is classified as 'urban with vegetative cover' and the Oak Woodland—Brushland is classified as 'woodland'.

Variance (Lot Width)
As noted, a variance to lot width for Lot 4 will be necessary for the plat to be approved.  A small portion (less than an acre) of Lot 4 is within the Scenic River Protection Overlay District.  However, other than a driveway, no other improvements are proposed within the overlay district.  Additionally, the home on this lot is proposed to be far enough to the west where the lot widens out to over 400 feet in width.  Still, the proposed home location does stay outside the Oak Woodland—Brushland that covers the northwest corner of Lot 4.  Considering that this is not a riparian lot, nothing other than a driveway will be constructed along the portion of the Subject Property within the Scenic River Protection Overlay District, and that the width cannot be expanded due to existing properties to the north and south, Staff supports the requested variance.  Due to these same factors, the MN DNR did not raise any objection to a variance to lot width within the overlay district. 

Tree Inventory and Preservation Plan and Landscaping
The proposed subdivision does not include public roads or utilities (sanitary sewer or municipal water).  Therefore, the only impact on existing trees will be the construction of the homes and septic systems.  The Applicant has completed a tree inventory for trees within the limits of disturbance.  However, when the tree inventory is superimposed on an aerial image of the Subject Property, it becomes clear that the majority of existing trees will be preserved.  Existing trees also appear to satisfy the landscape requirements (two front yard trees per lot).  Thus, no landscape plan is required.

The Applicant is responsible for all costs associated with this request.

Staff recommends approving the variance to lot width and approving the natural resources aspects of the proposed subdivision.

Motion to recommend the City Council approve the variance to lot width.

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Motion to recommend approval of the natural resources aspects of the subdivision.