05-15-2023 Planning Commission Packet

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FILE #LA23-000011 15 May 2023 Page 2 of 4 Plan. According to the General Land Use Goals and Policies outlined within the Comprehensive Plan, the City will reinforce environmental protections with a focus on the existing lakes in the community. The City will also maintain the historic identity and character of the separate urban and rural neighborhoods. Conformity with RR -113 Zoning District Standards The property is currently zoned RR -113 One Family Rural Residential (requiring a minimum lot size of 2.0 acres). The delineated wetland on the property is located within a required yard area and does not impact available buildable areas of either lot. The property is located within the Metropolitan Urban Service Area (MUSA); the properties will be served by City sewer. The front lot/back lot configuration proposed conforms to the additional requirements for lot size and setbacks 150% of the RR -113 district requirements. A 30 -foot wide, private, shared driveway outlot (Outlot A) is proposed to serve as access for both properties off of Wildhurst Trail. Relationship to Surrounding Development The immediate neighborhood consists of % acre to 10 acre lots; the City's Saga Hill Preserve Park borders on the west side of the property. The areas to the east and south of the property are defined as "Urban Areas" and are zoned LR -113 Lakeshore Residential District (1 acre minimum). The properties to the north are defined as "Rural Areas" and are zoned RR -113 Rural Residential District (2 acre minimum). The site is heavily wooded with sloping grades and a wetland on the property. The shared driveway and front lot/ back lot configuration promote less intrusive development maintaining the rural nature of the land. The proposed subdivision is consistent with respect to the rural character of the surrounding neighborhood. Conservation Design The requirements of the conservation design ordinance are meant to preserve and enhance the natural, ecological, and aesthetic character of the area. The need for a conservation design analysis is triggered by development of properties over 5 acres in size or with increased/urban density. The proposed project requires a conservation design plan. The Conservation Design Report by Kjolhaug Environmental Services (Exhibit E) provides a more detailed overview of the natural site characteristics. The plan indicates the developer's intent to protect significant tree stands; removal of dead or diseased trees will be done on an as -needed basis. The goal of the development scope is to minimize density, tree removal, and clearing. Although there are no notable recommendations, Planning Commission should review the Report and discuss the recommendations. Utilities The properties are proposed to be served by City sewer and private water supply wells. The applicant is proposing to connect to the City's sewer in Wildhurst Trail; an existing sewer maintenance hole (manhole) exists on the property owned by the applicant to the east. The applicant should prepare a sewer plan for the final plat review. The applicant shall grant utility easements in favor of the City over any portions of public sewer extensions not existing within a platted drainage and utility easement. Further, the applicant should consider establishing easements over private sewer connections across private property. The City Engineer noted a separate sewer connection will be required for the new lot; shared connections are not permitted. Minnehaha Creek Watershed District The Minnehaha Creek Watershed District (MCWD) provided comment stating a 2 -lot subdivision does not trigger their Rules. Although the project does not currently trigger the MCWD's