Adopt Resolution #14-06-122 Granting Final Plat Approval of Alpine Woods Third Addition; Case of Oakwood Land Development

General:  The submitted minor subdivision proposes to plat approximately 0.30 acres to create one (1) buildable single-family lot. The proposed plat would not re-configure existing property lines. The proposed subdivision would convert an existing outlot to a buildable lot. The Property is generally located west of Sunfish Lake Boulevard (CSAH 57), along Uranium Street.
 
Zoning:  The Property is located in the R-1 Residential: MUSA Zoning District.  Single-family detached dwellings are a permitted use in this district. The Property is adjacent to other R-1 Residential (MUSA) parcels to the west and south, but does abut a parcel in the R-1 Residential (Rural Developing) district to the north.  Thus, density transition requirements are applicable.
 
Lot Size Requirements:  There are minimum lot size requirements.  The minimum required lot area is 10,800 square feet. The minimum required lot width is 80 feet.  According to the submitted Plat, it appears that these minimum standards are met.
 
Setbacks, Building Coverage, and Other Bulk Standards. It appears that the proposed lot will be able to accommodate required minimum standards as illustrated in the Sketch Plan. It is noted that a future deck construction will be difficult, if not impossible. The Applicant shall acknowledge that custom design of a home will be necessary and disclose when it is evident at time of construction that certain traditional elements (deck) will not be possible based on the chosen model.
 
Access and Streets:  The Property proposes to provide access from Uranium Street. The Property is currently encumbered by an easement for the purpose of an existing cul-de-sac. When ALPINE WOODS was originally approved, it was anticipated that the parcel to the north, located at 15558 Sunfish Lake Boulevard (the “Adjacent Parcel”), may desire to develop as a single-family development in the future. Since Uranium Street terminated at the north boundary of the plat, adequate turn around provisions were required. In this case, the required cul-de-sac radius impacted the Property in such a way that a dwelling could not be constructed that met City Code standards. The Developer proposed to plat the Property as an outlot that could be converted to a buildable lot in the future if Uranium Street were extended to the north, thus eliminating the need for the cul-de-sac in the current location. There was no guarantee that Uranium Street would be extended to the north, so the City allowed the Property to be subdivided as an outlot as opposed to a buildable lot.
 
On October 5, 2012, the City issued a Building Permit for the Adjacent Parcel. The previous dwelling was removed and replaced with a new dwelling without further subdivision of the Adjacent Parcel. Staff discussed alternatives for reserving a corridor for an extension of Uranium Street as well as reserving space for future development on this adjacent parcel. However, the owner of the Adjacent Parcel made the decision to replace the existing dwelling with a single dwelling at this time. The chosen location has impacts to the ability to extend Uranium Street in the future, but does not completely eliminate the possibility in the future. However, it does appear that the current Owner of the Adjacent Parcel does not desire to develop additional lots for the foreseeable future. As a result, the Applicant desires to discuss development of the Subject Property as a single-family dwelling (1).
 
Staff has been reviewing several alternatives for a revised cul-de-sac submitted for review. When the Planning Commission originally reviewed the Sketch Plan, the Applicant proposed reducing the size of the cul-de-sac. As part of the initial review, adjacent Property Owners were concerned about reduced access and on-street parking. Subsequently, the Applicant has submitted a sketch of a proposed future dwelling that would not require a vacation of the temporary easement nor reduction in the size of the existing cul-de-sac. The Applicant would be required to dedicate permanent right of way at existing subdivision design standards to encumber the current cul-de-sac. Staff had requested that an alternative sketch utilizing a detached garage be shown as well; however, the Applicant elected to show only one (1) scenario as shown in the attached sketch. Planning Commission was comfortable with this Sketch Plan, and the Applicant may now move to Final Plat approval.
 
Tree Preservation Plan: The City’s Tree Preservation Ordinance does not apply to the proposed plat, as the Property is devoid of significant tree cover.
 
Traffic Analysis:  A traffic analysis will not be required due to the size of the project. 
 
Grading and Drainage: The Sketch Plan does not include grading/drainage information.  This information is not required for Sketch Plan Review.  However, this information must be submitted with the Final Plat Application as directed by the City Engineer.  A permit from the Lower Rum River Water Management Organization will not be required; however the Applicant may need to obtain an NPDES from MPCA.
 
Landscaping. The Applicant is responsible for the planting of two (2) trees per dwelling unit at the time of construction of a dwelling unit. Additionally, the Applicant is responsible for satisfying the density transitioning requirements by installing landscaping along the northern property boundary.  The Applicant is also responsible for the installation of topsoil, consistent with City Code requirements. 

The Applicant shall prepare a landscape plan that provides at least eight (8) overstory trees, eight (8) evergreen trees, and eight (8) understory trees along the northern property boundary.  Minimum plant sizes for transitioning purposes shall be: 2.5 inch caliper for overstory trees, six (6) feet in height for evergreen trees, and 1.5 inch caliper for understory trees.
 
Easements:  With the Final Plat Application, Staff will be reviewing compliance with the standard requirements for drainage and utility easement dedication.  Drainage and utility easements must be ten (10) feet in width abutting dedicated right-of-way, five (5) feet in width along both side and rear lot lines, and encumber any 100-year flood zone for all existing and proposed surface waters and wetlands.
 
Utilities: Municipal Water and Sanitary Sewer have been extended to the site. The Applicant will be responsible for applicable connection fees.
 
Other Development Fees. The Applicant will also be responsible for Park Dedication, Trail Development, and Stormwater Management Fees.

A Public Hearing is not required; however, Staff did attempt to notify all Property Owners within 700 feet of the Property of the Sketch Plan Review.

Alternatives for the City Council to consider include, but are not limited to: 1) approve the request as currently proposed (cul-de-sac remains as-is); 2) consider a smaller cul-de-sac radius and allow deviation to setback requirement; 3) work with the Owner of the Adjacent Parcel to secure additional easement area; 4) consider a hammer-head terminus; 5) take no action/not approve the Plat until Uranium Street is extended as originally approved; 6) other.

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

The Planning Commission recommends approval of the Plat as proposed by the Applicant. Please note, it is still feasible that the owner of the Adjacent Parcel may be interested in providing space for a full cul-de-sac in exchange for compensation.

Motion to Adopt Resolution #14-06-122 granting Final Plat to Alpine Woods Third Addition.