Review Sketch Plan for Rabbit Meadows to be Located on PID #08-32-25-21-0003; Case of Eric and Karla Thomsen

The purpose of this case is to review a submitted Sketch Plan for a three (3) lot subdivision located at the eastern terminus of 171st Ave NW, just east of Rabbit Street (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.

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 seeking to develop parcel that is just under ten (10) acres in size with three (3) single family residential lots.  The newly created lots would be accessed by an extension of 171st Ave terminating in a full cul-de-sac.  The Subject Property is zoned R-1 Residential (Rural Developing) and the proposed subdivision complies with the minimum standards outlined in Section 117-111 (R-1 Residential District) regarding lot size, lot frontage, and density.  It also appears that there is sufficient space on each lot to accommodate a house pad compliant with required setbacks.

Each lot will be serviced with individual wells and septic systems.  As part of the Preliminary Plat submittal, the Applicant will need to provide soil classification information to ensure there are sufficient areas of Class I soils suitable to accommodate a septic system on each proposed lot.

The extension of 171st Ave NW to serve the three (3) newly created lots will result in a cul-de-sac length greater than 600 feet (approximately 800 feet in total length), which will require a variance.  It should be noted that there are existing concerns that City Staff have identified regarding the existing stretch of 171st Ave that terminates with a hammerhead currently.  The existing road configuration creates challenges for snow plowing as there is not sufficient turn-around space for a plow truck.  Additionally, there presently is not sufficient right-of-way space at the hammerdead for snow storage.   Finfally, as this is a non-hydranted area, responding to a fire would require a tanker truck and there is not sufficient manueverability with the existing conditions.  Thus, while the cul-de-sac would be slightly longer than permitted, it would address and eliminate existing concerns that have been raised by our Public Works and Fire Staff.

City Staff has also discussed with the Applicant the desire to see a corridor extended from the end of the proposed cul-de-sac to the eastern limit of the Plat, potentially in the form of a drainage and utility easement.  The adjacent parcel to the east of the Subject Property, which is developed with a single family home, is approximately thirty-five (35) acres in size and a large portion of it is encumbered with wetlands.  Reserving this space would provide a potential corridor for a future street connection should the adjacent property develop in the future. 

The Applicant will need to obtain a Lower Rum River Water Management Organization (LRRWMO) permit due to the land disturbance area will be greater than one (1) acre in size.


 

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

Staff recommends that the Applicant proceed with preparing the Preliminary Plat and submitting an application for a Variance to cul-de-sac length.

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