Review Sketch Plan for Pine Ridge Development Located at 18045 Nowthen Blvd NW; Case of Gerald Davis

The purpose of this case is to review a submitted Sketch Plan for a seven (7) lot single family subdivision located at the northern boundary of city limits on the east side of Nowthen Blvd, which is generally known as 18045 Nowthen Blvd NW (the "Subject Property"). The purpose of the Sketch Plan is to review the general layout of the proposed lots, streets/cul-de-sacs and overall use of the property and affords the Commission the opportunity to provide general input and feedback on the design to the applicant prior to preparation of detailed plans.  The Subject Property is along CSAH 5 (Nowthen Blvd) and so the Application has been forwarded to Anoka County Highway Department for review as well.

Staff attempted to notify all Property Owners within 700 feet of the Subject Property via Standard US Mail. A Public Hearing and Notification is required as part of Preliminary Plat (next stage).

The Applicant is requesting to develop an old farmstead into seven (7) single family residential lots.  Six (6) of the lots would be serviced by the construction of a new cul-de-sac off of CSAH 5 and the seventh lot would be serviced by an existing access onto CSAH 5 that served the old farmstead.  The request generally complies with the minimum standards of the R-1 Residential (Rural Developing) District.  However, Lots 3 & 4, which are at the east end of the proposed cul-de-sac, only have 100 feet of lot width at the building setback line, which is deficient of the minimum required width of 200 feet.  The lot width standard serves to maintain the rural feel of a neighbor and to facilitate future re-subdivision of property if municipal services became available.  With the large wetland at the east end of the Sketch Plan, it seems unlikely that a road would ever be extended further east.  Furthermore, Staff believes that a review of lot width requirements for lots on the bubble of a cul-de-sac is warranted as 200 feet may be too aggressive.

The lots would be serviced by individual septic systems and wells.  As outlined in the Technical Report, soil borings will be needed to verify the soils are adequate for supporting these systems and will also be beneficial for road design purposes.

The proposed cul-de-sac appears to comply with the maximum allowable length of 600 feet.  The proposed right of way also appears to meet the minimum standards of sixty-six (66) feet in width with a radius of sixty-five (65) feet on the cul-de-sac bulb.

The Master Trail Plan in the Comprehensive Plan indicates that there shall be a trail along CSAH 5 (indicated as an on-road, separated trail, meaning in the road right of way but separated from the road itself).  Current policy and practice has required trail development even in instances where there are no existing connection points.  Staff would be amenable to a cash payment for the trail construction costs (in todays dollars) that would be used in the future by the City to construct this segment of trail at a time that seems more appropriate (e.g. when it would connect to the larger, comprehensive trail system).   

The Applicant will need to be obtain a Lower Rum River Water Management Organization (LRRWMO) permit due to the presence of wetlands on the property.  Wetland delineation will be necessary and all wetlands will need to be encumbered with drainage and utility easements as part of the Preliminary Plat.

All costs associated with processing the Application are the responsibility of the Applicant.

Staff recommends that the Applicant proceed to preparing the Preliminary Plat and submitting an application for a Variance to lot width standards. 

By consensus, direct the Applicant to begin preparing a Preliminary Plat and Variance request for review.