Consider a Sketch Plan for a Proposed 15-Lot Single Family Residential Subdivision at 17400 & 17650 Erkium Street NW (Project No. 26-106); Case of Thomas Allen Homes LLC

The City has received a Land Use Application from Thomas Allen Homes, LLC (the "Applicant") for a proposed fifteen (15) lot, single family residential subdivision located at 17400 & 17650 Erkium Street NW (together, the "Subject Property").  The proposed subdivision qualifies as a Major Plat, which includes three (3) phases: Sketch Plan, Preliminary Plat, and Final Plat.  This case is to consider the proposed Sketch Plan.

Though not a public hearing, a public notice was mailed to surrounding property owners within 700 feet of the Subject Property.  Additionally, a "Proposed Development" sign was also placed on the Subject Property.

Project Overview
The Subject Property is approximately 57 acres in size and the Applicant is proposing to subdivide it into fifteen (15) single family residential lots.  The Subject Property is zoned Rural Residential (RR) and is guided as Rural Developing in the Comprehensive Plan.  A portion of the Subject Property (all of 17400 Erkium Street NW) is also within the Scenic River Protection Overlay District, due to the proximity to the Rum River.

Bulk Standards
The Rural Residential (RR) Zoning District requires a minimum lot size of 2.5 acres and a minimum lot width of 200 feet (100 feet if on the bulb of a cul-de-sac).  The minimum required setbacks in the RR District are:

Rural Residential District Setbacks
Front	40 feet
Side (Interior)	10 feet
Side (to right-of-way)	40 feet
Rear	40 feet

However, since a portion of the Subject Property falls within the Scenic River Protection Overlay District (all of 17400 Erkium Street NW), those lots are subject to the more restrictive standards between the RR district and the overlay district.  All lots within the overlay district shall have a minimum width of 300 feet at the building line (rather than the standard 200 feet per the zoning district) and any riparian lot shall be at least four (4) acres in size (non-riparian lots shall be at least 2.5 acres in size).  The four (4) lots in the Sketch Plan that abut either the Rum River or Trott Brook, which is a tributary of the Rum River, all exceed four (4) acres in size.    

All lots appear to comply with the minimum lot width standards in the Rural Residential Zoning District and the Scenic River Protection Overlay District.  Proposed lot sizes range from 2.7 acres to 9 acres, which all comply with the bulk standards of both the zoning district and overlay district.  The two proposed lots on the east side of Erkium Street both have a depth of 185 feet.  However, in the Rural Residential Zoning District, a minimum lot depth of 200 feet is required.  This is an existing condition, based on the location of an existing road easement, and therefore, Staff is supportive of the Applicant seeking this variance (additionally, since there is an established corridor already, locating the public road here should help limit tree removal necessary to accommodate the new public street).

Due to the fact that a portion of the Subject Property is within the Scenic River Protection Overlay District, Staff did forward the Sketch Plan to the Minnesota Department of Natural Resources (DNR) for comment.  No major concerns or issues were identified.  

Streets
The subdivision will be accessed via a southerly extension of Erkium Street.  Presently, this corridor is encumbered with a Road Easement extending south from 177th Avenue to the northern border of 17400 Erkium Street, where it connects to dedicated right-of-way established with the Riverbrook Plat.  There is a private driveway within this Road Easement serving 17400 Erkium Street (and 17500 Erkium Street, which is not part of this Sketch Plan).  This will need to be upgraded to meet the City's public road standards.  Additionally, an east / west road will be constructed to the western boundary of the Subject Property.  This new right-of-way will exceed the 600-foot maximum cul-de-sac length and thus, will require a variance.  Should the land to the west develop in the future, this east / west road could be extended and connected to 177th Avenue, and the cul-de-sac would be eliminated (essentially a 'temporary' cul-de-sac).  Therefore, Staff is also supportive of the Applicant seeking this variance.  Additionally, should that land to the west develop, it will provide a second access point for the subdivision presently under review.

Utilities
The Subject Property is outside the 2040 MUSA boundary.  Therefore, all proposed lots will need to be served by private wells and septic systems.  The Sketch Plan does identify potential locations for both the primary and alternative sites for septic systems on each lot.  Soil boring data will need to be provided with the Preliminary Plat submittal to ensure that there are suitable soils on site to accommodate septic systems. 

Wetlands/Floodplain
There are multiple wetlands across the Subject Property.  The Applicant will need to have a wetland delineation completed and approved by the Lower Rum River Watershed Management Organization (LRRWMO).  Additionally, all wetlands will need to be encumbered with drainage and utility easements that extend at least 16.5 feet beyond the delineated boundary.  There are also floodplains present over the southern portion of the Subject Property.  None of the proposed home locations appear to be within a floodplain.  However, an Elevation Certificate or an As-Built Survey will be required for Lots 8-10, to ensure that the future homes on these lots comply with the floodplain regulations (this will also benefit the future homeowners as it relates to flood insurance).

Existing Conditions
The Subject Property is heavily wooded and, as previously noted, also contains wetlands and floodplains.  A Tree Inventory and Preservation Plan is required at the time of Preliminary Plat application.  No more than sixty percent (60%) of the Significant Tree DBH inches can be removed (Significant Tree is defined as all oaks and evergreens with a diameter of four [4] inches or greater and all other deciduous trees with a diameter of eight [8] inches or greater).  However, there are a couple of high-quality oak forests on the Subject Property, per the City's Natural Resources Inventory (NRI).  While there will be some impact on these native plant communities as a result of this development, the average density of the project is about 1 unit per 3.8 acres.  Thus, there should be opportunities to try and minimize impacts on natural resources, at least to the extent feasible.

All costs associated with this request are the Applicant's responsibility.

Staff recommends directing the Applicant to proceed with preparing the Preliminary Plat plan set and applying for Preliminary Plat review.

Provide any comments and/or feedback on the Sketch Plan to the Applicant.