Review Sketch Plan for Brookfield 8th Addition; Case of Capstone Homes (Project No. 16-78)

The purpose of this case is to review a Sketch Plan for a twenty-seven (27) lot, single family residential subdivision, proposed by Capstone Homes (the "Applicant"), on Outlot A, Brookfield 2nd Addition and PID #09-32-25-44-0017 (together, the "Subject Property").  The site is generally located south of Trott Brook and west of Olivine Street.  The purpose of the Sketch Plan is to review the general layout of the proposed lots, streets (cul-de-sac) and overall use of the property. This is the first step prior to submittal of a preliminary plat and affords the Commission the opportunity to provide input on the design prior to detailed plans are developed.
 

Staff attempted to notify all Property Owners within 700 feet of the Subject Property via Standard US Mail. A Public Hearing and Notification is required as part of Preliminary Plat (next stage).

Generally speaking, the proposed development appears to comply with the minimum standards of the R-1 Residential District.  However, the Subject Property has two (2) zoning designations, R-1 Residential (MUSA) and R-1 Residential (Rural Developing).  Furthermore, a portion of the Subject Property is guided as Rural Developing in the Comprehensive Plan, with the remainder being guided as Low Density Residential.  All but one (1) of the proposed lots are proposed to be serviced with municipal water and sanitary sewer.  The southern most lot would be on a private well and septic system.  As proposed, the project would require a Zoning Amendment and Comprehensive Plan Amendment to address Lots 15 and 16, Block 2.

The Applicant is proposing an extension of 168th Circle to access all lots with the exception of Lot 17, Block 2.  There are significant areas of wetlands and floodplain over the southern portion of the Subject Property.  Thus, rather than extending 168th Circle to the south to connect with Quartz Street, the Applicant is proposing to terminate the road in a full cul-de-sac, just north of the wetland area, and plat right-of-way to connect with the existing platted right-of-way of Quartz Street.  The extension would result in a cul-de-sac that exceeds the maximum allowable length of 600 feet and would require a variance.  

As identified in the Staff Review Letter, there are several concerns with Lot 17, Block 2, under the current Sketch Plan.  First, Lot 17, Block 2 would not have frontage along a constructed public road.  There is platted right-of-way (Quartz Street) along the eastern boundary of this lot and the City owns an eighty (80) foot strip of land along the southern boundary of the lot, neither contains a built street.  Thus, the Applicant would need to construct a cul-de-sac that conforms to all City standards and would provide 200 feet of frontage along Lot 17, Block 2. 

Secondly, the Applicant is proposing to fill a portion of wetland on Lot 17, Block 2, to create buildable area for the construction of a home.  While that may be acceptable with the proper mitigation and approvals from the Lower Rum River Watershed Management Organization, there is also Floodway within this area.  Fill is not permitted within areas designated as Floodway.  More information would be necessary to determine whether this fill would be within floodway.  Additionally, the City recently adopted a new lot depth standard that requires any new lot to have a depth of 100 feet with a width of sixty (60) feet that is unencumbered by wetland, floodway, or other limitations that were render the land unbuildable.  It does not appear that this lot would meet that standard.

The Subject Property also abuts Trott Brook, which means that Shoreland Management standards and Scenic River standards are applicable.  There is an existing Conservation and Trail Easement that encumbers all riparian lots along Trott Brook.  This easement exceeds the minimum required setbacks of either of these overlay districts.  Additionally, all lots meet or exceed the minimum applicable dimensional standards of these overlay districts.  The Sketch Plan has been sent to the MN DNR, who noted that they have no comment at this time.

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

Staff recommends that the Applicant proceed with preparing a Preliminary Plat for consideration.  However, based on the aforementioned concerns with Lot 17, Block 2, it may be more appropriate to eliminate that lot, unless additional wetland mitigation and construction of public roadway is completed. Removal of the lot in question would result in twenty-six (26) total lots. 

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