Planning commission reviews concept for Burns farm subdivision, pushes applicant to revise road and wetland plans

City planning staff presented a concept plan May 1 asking the Planning Commission to review a proposal to plat 11–12 single‑family lots on roughly 117.5–119.5 acres east of Brockton Lane, north of Dayton River Road and west of Lawndale Lane.

The plan, brought by property owner and applicant Jack Bernans, would rezone portions of the site to the A3 district and create 12 one‑and‑a‑half acre net lots in the northwest portion of the parcel while leaving about 75 acres in agricultural use. Staff said the A3 district’s density calculation (approximated at one unit per 10 acres) would normally permit 11 lots on the current acreage and outlined three options the applicant could pursue: seeking a variance, pursuing a code text amendment related to rounding rules, or limiting the plat to 11 lots.

The commission’s discussion focused on three practical constraints: how a new road on the proposed plat would connect to existing neighborhood streets (particularly Maria Avenue and Shady View), how sewer would reach the new lots, and how wetlands and wetland buffers on the property should be handled. Commissioners urged the applicant and staff to plan connectivity that would allow future development north of the site without creating unsafe or awkward access points onto county roads. Commissioner Paul Crossland and others recommended prioritizing a Shady View connection and preserving additional right‑of‑way or easements for future east‑west links rather than punching a road through Maria Avenue’s existing narrow driveway alignment.

Several nearby residents said they opposed extending Maria Avenue through the Johnson Street neighborhood because existing driveways and yards would be affected. Bruce Grafunder, who lives north of the Burns property, told the commission that “the worst option would be to extend Maria through the neighborhood” and urged the commission to consider alternate access points. Multiple residents emphasized safety concerns about existing sightlines and elevation changes on Dayton River Road near proposed connections.

On utilities, staff and commissioners discussed whether sewer could be gravity‑fed to existing mains to the east or whether a force main or lift station would be required. Staff said the area’s sanitary conveyance currently includes both force‑main-fed and gravity sections and that elevations could allow gravity connection if the sewer alignment is appropriately routed; they recommended the city engineer review sewer routing during preliminary plat review.

On wetlands and buffers, staff recommended the wetland and its buffer be platted as a separate outlot for the city to own or at minimum be covered by a drainage and utility (D&U) easement so that future owners of buildable lots would not inadvertently disturb protected areas. The applicant said he prefers to continue farming much of the site and raised concern about donating several acres of wetland that he said had farmland value.

Commissioners also addressed park dedication fees and how they would be charged. Staff described park/trail dedication as required under subdivision rules and said the city’s policy directs roughly 75% of locally collected park fees to neighborhood projects and 25% to citywide projects; staff noted the fee would be assessed per new residential unit.

Outcome and next steps: Commissioners said they would support the applicant seeking a variance for a 12th lot if the application includes clear, durable connectivity measures to the north and contributes to resolving future access issues. Staff was directed to work with the applicant to produce revised concept sketches that show alternative road alignments (including Shady View connections, easement dedication options for future east‑west links, and options that avoid extending Maria through the Johnson Street neighborhood) and to provide cost/engineering input. The applicant said he will return with revised drawings for council review.

Why it matters: The concept affects future neighborhood connectivity, stormwater and wastewater planning, and whether farmland and wetlands are retained in private agricultural use or dedicated or sold to the city. Commissioners emphasized that density, access, and wetland treatment are interconnected: a different road alignment changes plat acreage calculations and may affect whether a variance is needed to reach 12 lots.

Additional details: The applicant said about 75 acres would remain in crops or vines, with roughly 10 acres currently planted as vines and a plan to expand. Staff noted the proposed outlot for a future well treatment area was about 0.71 acres and said public works and engineers had indicated that is sufficient in size. The A3 district’s impervious surface limit is 30 percent; minimum lot widths and other standards will be reviewed during preliminary plat submittal.