Review Sketch Plan for Three (3) Lot Subdivision at 7131 166th Ave NW (Project No.16-32); Case of CTW Group Inc.

The purpose of this file is to review the official Sketch Plan prepared by Advance Surveying & Engineering, Co. for the purpose of creating three (3) new lots at 7131 166th Avenue NW (the "Subject Property"). The Sketch Plan Review process affords the Planning Commission the opportunity to provide early direction on the layout of the proposed plat, before a 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 and Drainage Plans, 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 located within 700 feet of the subject property.

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.
 
Comprehensive Plan: The Subject Property is guided for Low Density Residential in the Comprehensive Plan.  The intent of the Low Density Residential land use designation is to allow for the construction of single-family dwellings with access to municipal sewer and water. The Subject Property has access to municipal utilities.  The proposed use appears to be consistent with the Low Density Residential land use guidance.

Zoning: The Subject Property is currently zoned as R-1 Residential (MUSA) and the proposed use, single family, detached dwellings, is permitted within this district.  The gross density and net density still need to be calculated and provided by the Applicant.
 
Dimensional/Bulk Standards: When preparing the Preliminary Plat, the Developer must demonstrate compliance with subdivision standards.  Concerns over failure to meet lot depth standards for Lot 1, Block 1 have been raised with the applicant and noted in the Staff review letter.  Additional deficiencies with lot depth may arise for Lots 2 and 3 if an existing stormwater pond needs to be relocated.  As shown on the Sketch Plan, Lot 1, Block 1 would require a variance to the lot depth standard.  Aside from the lot depth standard, it appears that each of the lots meet the minimum lot size (at least 10,800 square feet) and lot width (eighty [80] feet), as well as comply with the required sixteen and a half foot (16.5') wetland setback.
   
Stormwater: There currently exists a stormwater pond on the north side of 166^th Avenue NW which was constructed as part of the 166^th/167^th Ave Avenue Reconstruction.  Currently, plans submitted by the Applicant show a proposed driveway going through the stormwater pond.  The developer will need to either relocate the existing stormwater pond and/or contemplate a different configuration/layout for the house pad on Lot 3. The developer is responsible for providing stormwater management for the development (both quantity and quality).
 
Streets and Trails: The plat proposes to gain driveway access from the existing 166^th Ave NW. The lots currently have a constructed sidewalk located adjacent to 166^th Ave NW.  No additional trails or sidewalks are being proposed or required at this time.

Floodplain:  A large portion of the Subject Property is encumbered with wetland and floodplain, both floodway and floodfringe.  The actual floodplain boundary must be included on the plan set and must differentiate between floodway and floodfringe.  This is important as no fill is permitted within the floodway.  An Elevation Certificate will be required for Lots 1 and 3 before a Certificate of Occupancy will be issued to ensure that the lowest floor elevation of each home is at or above the Regulatory Flood Protection Elevation, which is one (1) foot above the Base Flood Elevation (a State of Minnesota requirement).

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 Applicant 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.