Consider Final Plat of Rabbit Meadows to be Located at PID #08-32-25-21-0003; Case of Eric and Karla Thomsen

The City has received applications for Preliminary Plat and Final Plat approval for Rabbit Meadows, which is a proposed Major Plat that would create three (3) new single family lots with an extension of 171st Ave terminating in a full cul-de-sac.

Staff attempted to notify all Property Owners within a 700 foot radius of the Property of the Public Hearing via Standard US Mail. The Public Hearing, which was conducted by the Planning Commission on July 10, 2014, was also published in the City's official newsletter, the Anoka County Union Herald.

The Applicant is seeking to develop a 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 width, and density.

The Applicant has incorporated a corridor, in the form of a drainage and utility easement, that extends from the end of the cul-de-sac to the eastern limits of the plat.  This easement, with a width of sixty-six (66) feet, reserves a corridor that could serve as a potential future street should the parcel to the east ever develop.

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.  It should be noted that there are concerns that City Staff have identified regarding the existing stretch of 171st Ave that presently terminates with a hammerhead. 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 hammerhead for snow storage. Finally, as this is a non-hydranted area, responding to a fire would require a tanker truck and there is not sufficient maneuverability with the existing conditions. Thus, while the cul-de-sac would be slightly longer than permitted (751 feet total length), it would address and eliminate existing concerns that have been raised by our Public Works and Fire Staff.  As a result, the Planning Commission did approve a variance to cul-de-sac length at their July meeting.

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

The Applicant is in the process of obtaining a Lower Rum River Water Management Organization (LRRWMO) permit.

The landscape plan is generally acceptable with the revisions as outlined in the August 22, 2014 Staff Review Letter.

Grading, drainage and erosion control plans are also generally acceptable with the revisions outlined in the August 22, 2014 Staff Review Letter.

A draft Development Agreement is attached to the case.  Once the applicant submits their engineer's cost estimate for the required improvements, the Development Agreement will be finalized and submitted for approval by City Council at a future meeting.

Alternatives

#1: Approve the Final Plat contingent upon compliance with the Preliminary Staff Review Letter dated August 22, 2014. The Applicant is attempting to incorporate a corridor that would potentially serve as a future road connection to the parcel to the east, as was requested through the Sketch Plan review.  The installation of a full cul-de-sac will eliminate existing public safety concerns related to maneuverability, snow storage, and fire response. Staff supports this alternative.

#2. Deny the Final Plat. As previously mentioned, the full cul-de-sac will eliminate existing public safety concerns. Additionally, the Applicant has provided a corridor to the eastern limits of the plat that could serve as a future street connection should that parcel to the east ever develop. As long as the Applicant addresses the items within the Staff Review Letter dated August 22, 2014, Staff would not support this option.

 

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

City Staff recommends approval of the Final Plat contingent upon compliance with the Staff Review Letter dated August 22, 2014 and upon execution of a Development Agreement.

Motion to adopt Resolution #14-08-166 granting Final Plat approval of Rabbit Meadows, contingent upon compliance with the revisions outlined in the Staff Review Letter dated August 22, 2014 and upon execution of a Development Agreement.