Review Sketch Plan for Northfork Alpine Addition (Project No. 16-02); Case of Double T, LLC

The purpose of this file is to review the official Sketch Plan prepared by A.P.A Consulting, Engineers &Surveyors, P.A. for the purpose of a four lot subdivision located on Alpine Drive within the Northfork Planned Unit Development. The Sketch Plan Review process affords the Planning Commission to opportunity to provide early direction on the layout of the proposed plat, before the Developer prepares detailed Preliminary Plat plans. A key decision will occur at Preliminary Plat, in which the layout will be approved, subject to approving final construction plans and Final Plat documents. At that time, the City will review items including, but not limited to, Grading Plan, Utility Plan, Landscape Plan, and Street Light Plan.

Although a public hearing is not required, a notice of Sketch Plan Review was sent to surrounding properties. Because the proposed subdivision is located in the Shoreland Overlay District, the Department of Natural Resources was also notified.

Observations 
 
Sketch Plan Review is the first of several steps in reviewing a Major Plat, which includes Sketch Plan Review, Preliminary Plat, and Final Plat. This case is being reviewed per City Code Section 117-111 entitled R-1 Residential District, and Chapter 117, Article III entitled Subdivisions. This property also lies within the Northfork Planned Unit Development district.
 
Comprehensive Plan: The Property is guided for R-1 Rural Developing in the Comprehensive Plan. The intent of the Rural Developing land use designation is to allow for the construction of single-family dwellings without access to municipal sewer and water. All developing lots located within the Northfork PUD areas shall be served with individual septic systems and wells. The proposed use appears to be consistent with this land use guidance.

Zoning: The Property is currently zoned as Planned Unit Development. This allows for the development of single family, detached dwellings. The property is also located in the Shoreland Overlay District for Lake Itasca. The original PUD specified a maximum number of lots that would be allowed. Of those lots, 21 remain available. The proposed density is 0.42 lot per 1 net developable acre.
 
Dimensional/Bulk Standards: When preparing the Preliminary Plat, the Developer must demonstrate compliance with the following bulk standards for the Northfork Planned Unit Development (PUD). It appears that the subdivision complies with the standards specified in the PUD. Specifics are included in the Staff Review File.
   
Streets and Trails. The plat proposes to gain access from a new cul-de-sac off of Alpine Dr. NW. This would meet city standards for Cul-de-Sac length and right-of-way width. The access proposed is satisfactory to staff. The plat also proposes a pedestrian trail between Lots 2 & 3 to access the existing trail to the north, providing connectivity to other areas of the community.
 
Septic/Drainfield. The current plan proposes each of the four lots to have individual septic systems. Given the proximity to Lake Itasca, Staff recommends that the applicant explore the feasibility of using a shared septic system rather than separate septic systems on each lot. If this is not feasible, each lot should show a primary and secondary site before submission of the Preliminary Plat.
 
Wells. The locations of proposed wells should be shown on the proposed preliminary plat to ensure adequate spacing from drainfield locations.

All costs associated with processing the Application are the responsibility of the Applicant. There are no City funds proposed to be utilized for the construction of this project.

City Staff is recommending that the Planning Commission approve the Sketch Plan and direct the Developer to proceed to preparing a Preliminary Plat, with the considerations listed in this staff report.

Provide the applicant with feedback, and recommend any changes to the Sketch Plan prior to submission of Preliminary Plat. No formal action is required.