Consider Applications Related to a Proposed Plat of Pine Ridge Located at 18045 Nowthen Blvd NW; Case of Gerald and Jane Davis

1. PUBLIC HEARING: Consider Request for Variances to Cul-de-Sac Length and Minimum Lot Width
2. PUBLIC HEARING: Consider Request for Preliminary Plat Approval

The City has received applications for Preliminary Plat approval and Variance requests to cul-de-sac length and lot width for the proposed Pine Ridge plat. The proposed Preliminary Plat creates six (6) single family residential lots that would be located immediately east of Nowthen Blvd just south of County Road 64. The proposed lots range in size from 2.5 acres to 6.68 acres and would be accessed by the construction of 180th Avenue from Nowthen Blvd and terminating in a cul-de-sac. The proposed plat would exempt the northerly 25.17 acres, which includes an old farm house that is presently being removed. 

Staff has sent notices to all Property Owners within 700 feet of the Subject Property via Standard US mail regarding the required Public Hearing for the Preliminary Plat and Variance requests.

The site is guided Rural Developing in the Comprehensive Plan and is zoned R-1 Residential (Rural Developing) District. The proposed use (single family homes) complies with both the Future Land Use Map and current zoning designation.

The proposed lots generally meet the R-1 Residential (Rural Developing) zoning requirements in terms of lot size and density.  In May of this year, the Planning Commission reviewed the Sketch Plan and suggested that the Applicant extend the length of the cul-de-sac, originally designed for 600 feet, in an attempt to achieve compliance with the lot width standard of 200 feet (Lots 3 & 4 were both originally designed with a width of 100 feet).  The Applicant has extended the cul-de-sac to 810 feet, which resulted in more regularly shaped lots but did not eliminate the need for a variance to lot width (190 feet and 144 feet).  The right of way for the proposed cul-de-sac is sixty-six (66) feet and the right of way for the cul-de-sac bulb has a radius of sixty-five feet, both of which meet the minimum required design standards.

The Applicant is requesting two variances to develop the property as proposed. The first requested  variance is to the length of the cul-de-sac. The ordinance allows cul-de-sacs up to 600 feet in length. Based on comments from the Planning Commission during the Sketch Plan review, the Applicant extended the total length of the cul-de-sac to 810 feet, which is 210 feet longer than allowed by ordinance. The extended length was beneficial in creating more regularly shaped lots for each of the proposed lots. The additional length has been reviewed and found acceptable by the Fire Department. The proposed cul-de-sac is planned to serve only the proposed six (6) homes.

A second variance is to the lot width on Lots 3 and 4, which fall below the two hundred (200) feet lot width minimum. The lot widths increased with the increased cul-de-sac length but still resulted in the two lots having substandard widths as referenced above. The portion of the property that is to be developed is long and narrow with wetlands at the eastern edge of the project. The physical characteristics and narrowness of the property is challenging to meet all lot widths while also maintaining reasonable use of the property.  Staff supports the proposed variances.

Each lot will be serviced with individual wells and septic systems.

The Applicant will need to obtain a Lower Rum River Water Management Organization (LRRWMO) permit.

Alternatives

#1: Approve the variance to cul-de-sac length and lot width and recommend approval of the Preliminary Plat contingent upon the Staff Review Letter dated August 1, 2014.  In response to feedback from the Planning Commission, the Applicant has attempted to address the substandard lot width by extending the length of the cul-de-sac 210 feet.   This resulted in more regularly shaped lots and increased the width of the two lots by ninety (90) feet and forty-four (44) feet.  Public safety officials have reviewed the length of the cul-de-sac are find it acceptable due to the limited number of lots that will be served.  Staff supports this alternative.

#2. Deny the request for variances to lot width and cul-de-sac length and recommend denial of the Preliminary Plat.  The Applicant has incorporated the feedback from the Planning Commission in an attempt to resolve the lot width deficiency.  While this was not fully accomplished with the redesigned cul-de-sac length, the lot width of each lot was significantly improved.  Other than lot width for two (2) lots, the Preliminary Plat complies with the bulk standards for the R-1 Residential (Rural Developing) District as well as the Future Land Use Map.  Staff does not support this alternative.

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

Staff recommends approval of both Variance requests (cul-de-sac length and lot width) and Preliminary Plat approval contingent upon revisions as outlined in the Staff Review Letter dated August 1, 2014.

Action #1

Motion to adopt Resolution #14-08-150 approving a Findings of Fact #0933 related to a request for variances to cul-de-sac length and lot width.

Action #2

Motion to adopt Resolution #14-08-151 approving a variance both to cul-de-sac length and lot width.

Action #3

Motion to recommend that the City Council adopt Resolution #14-08-152 granting Preliminary Plat approval of Pine Ridge, contingent upon revisions as outlined in the Staff Review Letter dated August 1, 2014.