Review Sketch Plan for Brookview Estates (Project #17-102); Case of Eric Thomsen

Note: This case will be revised the week of January 2 to include final Staff Reports.

The purpose of this file is to review the official Sketch Plan prepared by LHB, Inc. for the purpose of a proposed eleven (11) lot Planned Unit Development subdivision of Outlot A, Meadowbrook (the "Subject Property"), located generally west of Germanium Street and south of the Trott Brook The Sketch Plan Review process affords the Planning Commission an opportunity to provide early direction on the layout of a proposed plat, before the Developer prepares detailed Preliminary Plat plans. A key decision will occur at Preliminary Plat, in which the layout can 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, Utility, Landscape, and Street Light Plans.

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

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 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 proposed PUD will be served with individual septic systems and wells. The proposed use appears to be consistent with this land use guidance.

Zoning: The Subject Property is currently zoned as R-1 (Rural Developing) and the Developer is proposing a rezoning to a Planned Unit Development (PUD). This allows for the development of single family, detached dwellings. The proposed density is 1 lot per 2.1 acres where a maximum of 1 lot per 2.5 acres is allowed, hence the PUD request.  The parcel in question is approximately 38 acres.  The developer has proposed deeding fourteen (14) of those acres to the City.  The proposed fourteen (14) acres straddle both sides of Trott Brook and contain a vast majority of the steep slopes around the brook.  City Staff finds this land to be highly valuable land from a natural resources perspective and would also provide an option to extend the Trott Brook Greenway and Trail in the future.
 
Dimensional/Bulk Standards: When preparing the Preliminary Plat, the Developer must demonstrate the specific variations to the otherwise required bulk R-1 (Rural Developing) standards.  The Developer should note only the largest deviations being requested from the bulk standards.  The Sketch Plan indicates lots ranging in size from 1.02 acres up to 3.52 acres.  Eight (8) of the proposed lots would be less than the minimum lot size requirement of 2.5 acres in the R-1 Residential (Rural Developing); however, this deviation can be approved through a PUD.  It is unclear whether Lots 4-7, Block 1 meet the minimum lot width standard (200 feet) and that will need to be specified as part of the Preliminary Plat.  But, as with the lot size, through the PUD process, a deviation from the lot width standard can be approved.
   
Streets and Trails. The sketch plan shows two segments of streets, each terminating in a cul-de-sac.  The proposed roads are connected via a singular access back to Germanium street.  Germanium Street itself is a road which terminates in a cul-de-sac.  The overall length of the proposed roadways as well as the length of Germanium would result in cul-de-sac runs in excess of 600 feet and as such, would require a variance to be approved.  The Fire and Police Departments have issued review letters regarding these cul-de-sac roadways and those are attached to this case.  If approved, each cul-de-sac would be required to be constructed to meet or exceed the minimum design standards for a cul-de-sac. 
 
At this time, the Applicant is not proposing any trails; however, staff would like to explore with the Applicant the possibility for an access easement from the proposed roadway down to the fourteen (14) acres proposed to be deeded to the City, consistent with the Master Park and Trail Plan.  No trail would be requested to be built at this time; however, the easement would reserve a corridor for the majority of the proposed neighborhood to access any future Trott Brook trail.
 
Septic/Drainfield. It is assumed that the Sketch Plan is proposing each of the eleven (11) lots to have individual septic systems. If directed to move forward with a Preliminary Plat, the Applicant will need to show a primary and secondary septic location and provide soil borings that demonstrate those locations can support a septic system as part of the Preliminary Plat submission.
 
Wells. The locations of proposed wells should be shown on the 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.

Planning Staff is comfortable with the proposed layout of the Sketch Plan and with the proposal to process as a Planned Unit Development with considerations listed in the Staff Review Letter.  Should the development proceed as proposed, the City would receive approximately fourteen (14) acres of high quality wetland and moderate quality upland that also includes protection of steep slopes leading down to Trott Brook. However, the proposed length of cul-de-sacs would require a variance.  This Subject Property is not within a hydranted area and this does create some concern from Public Safety Staff (see their comments in the Staff Review Letter). 

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