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

The purpose of this file is to review a Preliminary Plat 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 Preliminary Plat is a significant approval, as it gives entitlement to the layout of the Plat, subject to approving final construction plans and Final Plat documents.

The Planning Commission will hold a Public Hearing at their February Meeting. Because the proposed subdivision is located in the Shoreland Overlay District, the Department of Natural Resources was also notified.

Observations 
 
Preliminary Plat Review is the most significant step 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. The Planning Commission reviewed the potential for a shared/community septic system due to its proximity to Lake Itasca and the fact that it is located within the Shoreland Overlay District. Ultimately, due to the relatively small number of lots, the Planning Commission directed Staff to review the Preliminary Plat with the assumption that individual septic systems are appropriate. The Planning Commission would desire the EPB's recommendation on this matter before making the final decision.
 
Wells. The locations of proposed wells should be shown on the proposed preliminary plat to ensure adequate spacing from drainfield locations.

Landscaping.  Each of the four (4) new lots will be subject to the City's topsoil standard (required over all disturbed areas not otherwise improved with impervious surfacing) and will require a minimum of two (2) front yard trees.

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.

As it relates to the scope of the EPB, Staff does recommend that the EPB forward a favorable recommendation to the Planning Commission as it relates to the Grading/Stormwater Plan as well as the Private Well and Septic Plan, contingent upon review by the City Engineer.

Motion to recommend that the City Council approve the Preliminary Plat as it relates to the Grading/Stormwater Plan as well as the Private Well and Septic Plan, contingent upon review by the City Engineer.