Adopt Resolution #16-02-041 Approving Preliminary Plat for Northfork Alpine Addition

The purpose of this file is to review the official Preliminary Plat prepared by Roshell Engineering, LLC for the purpose of a four lot subdivision located on Alpine Drive within the Northfork Planned Unit Development. The Developer has proposed a development of single-level, detached single-family homes. 
 
Applications & Assumptions: Preliminary Plat Review is the second of several steps in reviewing a Minor Plat, which include:
1.      Sketch Plan Review
2.      Preliminary Plat
3.      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 Alpine Addition 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.

This is a public hearing, and notice was given to property owners within 350 feet of the property. The DNR was also notified, as this property is located within the shoreland overlay district.

Dimensional 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. Staff notes that there appears to be a typo on the Preliminary Plat on Lot 2 (square footage) and recommends that this item be corrected on the Final Plat. Detailed analysis is included in the attached review.
   
Access. The plat proposes to gain access from a cul-de-sac off of Alpine Drive NW. This would meet city standards for Cul-de-Sac length and right-of-way width. The access proposed is satisfactory to staff. Staff is requesting that the project engineer provide a Stop Sign Distance Exhibit to be included with the Final Plat.
 
Well and Septic. The current plan proposes each of the four lots to have individual septic systems and wells, which meets city standards. The applicant must show secondary locations for both septic and drainfields on the Final Plat. The City's Environmental Policy Board (EPB) was generally supportive of this approach, but directed Staff to prepare additional background to support the decision. This analysis is included in the review file. 
 
Additional Improvements/Trail. There is currently a trail running immediately to the north of the proposed subdivision. In compiling with the Parks, Trails, and Open Space plans for the City, proposed subdivisions should connect to existing trail systems. Therefore, staff is recommending the connection of a trail between lots 3 and 4 to access the existing trail within Northfork. The trail location is included in the Preliminary Plat.
 
Next Steps. This will be the final opportunity for the Planning Commission to review this proposal. The City Council will need to approve the Preliminary Plat, Final Plat, and Development Agreement.

No funding is being requested for this development. All costs associated with processing the Application are the responsibility of the Applicant.

The Planning Commission recommends that the City Council approve the Preliminary Plat and direct the Developer to proceed to the preparation of a Final Plat, with the considerations listed in this staff report and contingent upon review and approval of the civil engineering plans by the City Engineer.

Motion to adopt Resolution #16-02-041 approving the Preliminary Plat for Northfork Alpine Addition, subject to the conditions in the staff report, and direct the applicant to prepare a Final Plat.