HomeMy WebLinkAbout17-3977 ExC PC srDate Application Received: September 20, 2017
Date Application Considered as Complete: September 20, 2017
60-Day Review Period Expires: N/A
To: Chair Thiesse and Planning Commission Members
Dustin Rief, City Administrator
From: Jeremy Barnhart, Community Development Director
Date: October 16, 2017
Subject: #17-3977, Brian Benson and Chuck Alcon o/b/o Jim and Mary Jundt, 1400
Brackets Point Road, Sketch Plan
Background
The property is 13.78 acres and lies near the southern end of Brackets Point. Improvements on
the property include the existing residence, formerly the Pillsbury House, a pool and tennis
courts and accessory recreational buildings, and a greenhouse complex. Bracketts Point Road
enters the property at the north end then cuts to the west side, running along the lakeshore.
Public Bracketts Point Road terminates at hammer head turnaround, then continues on as a
private road, serving 4 other lots at the southern end of the peninsula. Within Bracketts point
road is a sanitary sewer that serves the area.
The proposed is zoned LR-1A One Family Residential, requiring 2 acres of dry buildable land per
lot. All lakeshore lots require 200 feet of frontage at the lake and at the 75 foot lake yard
setback.
Proposal
Comprehensive Plan. The project as proposed is consistent with the Comprehensive Plan in
terms of density.
Lots. The project is being proposed so as to avoid the need for any variances, to conform to the
subdivision requirements. All 5 lots meet the minimum lot area requirements, ranging in size
from 2.15 cares to 3.18 acres. All lots meet the lot width requirements, with the narrowest lot is
lot 2 is 202 feet at the lake, but widens further from the lake. Existing lots on Brackett Point
range in size from 1.11 to 3.37 acres. Each proposed lot maintains a reasonable house area,
appropriately setback from the lake and the road.
Average Lake Shore setback. When developing new lakeshore lots, it is necessary to
establish an average lake shore setback for all lots as part of the formal plan approval. The
location of neighboring homes will influence the average lake shore setback for lots within the
Application Summary: The applicant is requesting comments via the sketch plan process for a
proposed subdivision of the 13.78 acre parcel into 5 single family residential lots and a
realignment of Brackets Point Road.
Staff Recommendation: The Planning Commission is asked to give feedback on the proposed
development.
Council Exhibit C
17-3977
FILE # 17-3977
October 16, 2017
Page 2 of 2
development.
Access. The main policy question: Does the Council support the relocation of Brackets Point
Road? The developers propose relocating Brackets point to run more through the middle of the
site, preserving lake views for the 5 lots. This will also serve to remove hardcover within the
lake yard of proposed lots 3, 4, and 5.
The southern terminus is proposed as a cul de sac, with separate drives to maintain access to
the private Bracketts Point Road.
Brackets point road currently serves 9 buildable lots, one of which is undeveloped. The
northern terminus of Bracketts Point is Shoreline Drive, near a sharp curve. The Developer
should seek County input on appropriate improvements at this intersection. The Developer
should also provide an exhibit to illustrate that emergency vehicles can make the proposed turn
onto private Bracketts Point Road.
Grading/ stormwater management. Grading plans have not been developed at this sketch plan
stage. It is expected that the relocation of the public road will trigger stormwater retention
requirements within the project.
Utilities. All sites will be served by municipal sanitary sewer and onsite wells. The existing
sanitary sewer along the west side of the property will remain. Staff has discussed protecting
that service with an easement, and installation of a semi-permeable surface treatment to
maintain access to the man holes for servicing. The Developer will need to provide calculations
to confirm that existing sewer can accommodate the additional lots.
Conservation design. A Conservation design plan will need to be completed as required by city
ordinance because the site is greater than 5 acres. A number of trees will need to be removed
to facilitate the road realignment and house construction. The Conservation design should
include analysis of these trees, and the Development should provide plans for revegetation.
Issues for Consideration
1. Does the Planning Commission have any issues with relocating Bracketts Point Road?
2. Is the scale of tree removal anticipated appropriate for this property?
3. Does the Planning Commission find any other issues or concerns with this application?
List of Exhibits
Exhibit A Application
Exhibit B Narrative
Exhibit C Sketch Plan
Exhibit D Aerial photos of area