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AGENDA ITEM Item No.: 15 Date: February 12, 2018 Item Description: #18-3994, David Knaeble, 3635 Togo Road, Subd/Preliminary Plat/PRD-CUP — Resolution Presenter: Melanie Curtis Agenda Public Hearing Planner Section: Due to an error in the public hearing notice for the January Planning Commission meeting, and to ensure that all impacted property owners have the ability to comment, the public hearing was opened at the Planning Commission meeting, and continued to the City Council meeting. The City Council must open the public hearing, invite comment, and close the public hearing for this item prior to discussion and vote. Purpose. This application is regarding a preliminary plat application for a subdivision of the property to create a total of 3 lots for single family homes where one lot currently exists with PRD flexibility. 2. MN§15.99 Application Deadline. The application was received and was considered to be complete December 12, 2017. The 120 -Day review period will expire on April 11, 2018. Background. This application was presented as a sketch plan in 2017 (File # 17-3964). The applicant is proposing subdivision of the single lot into three lots. The northerly lot would be accessed off of Togo Road where the current home exists; two additional lots are proposed to access off of Northern Avenue on the south. The lots will be served by City sewer and water. City Code requires that each sewered lot provide 0.5 acres minimum of contiguous dry buildable area. The lots, as proposed, meet the minimum acreage requirement, however the acreage is not contiguous. The preliminary plat also reflects reduced front yard setbacks for Lots 2 and 3 off of Northern Avenue. The contiguous area requirement protects a homeowner's ability to use the property and to build a reasonable structure without impacting the wetland or a steep slope. The preliminary plat drawing illustrates the proposed building pad areas for all three lots. It does not appear that the contiguous acreage standard can be met for Lots 2 and 3. The LR - 1C side and rear yard setbacks will be met; all lots provide the minimum 100 -foot lot width measured at the front setback. In conjunction with preliminary plat approval, the applicant is requesting the flexibility through the Planned Residential District (PRD) process. The mechanism for establishing a PRD is the conditional use permit process to establish an overlay district accommodating the desired flexibility for contiguous lot area and reduced front yard setbacks. 4. Planning Commission Comment. On January 16th, the Planning Commission opened a public hearing and reviewed the application. Following the public hearing the Commission voted 5 to 0 on a motion to approve the preliminary plat and CUP for creation of the PRD. The Commission requested clarification regarding the tree removals. In response, the applicant has provided a tree preservation plan (Exhibit E). Prepared By: VY1GG Reviewed By: J. Barnhart Approved By: _bV