Adopt Resolution #21-031 Approving Final Plat and Development Agreement for Muller 2nd Addition (Project No. 21-101); Case of Jethro Carpenter

The City has received an application from Jethro Carpenter (the "Applicant") for a variance and minor plat to subdivide the property located at 16736 St. Francis Blvd NW (the "Subject Property") into two (2) buildable parcels. The variance, which was approved by the Planning Commission on February 4, 2021, is to deviate from the minimum lot size standard. In 2016, the City issued a Demolition Permit for the removal of an old home that was on the Subject Property and since that time, the parcel has been vacant.

For the previous Planning Commission Meeting, the City attempted to notify Property Owners, as reflected in the Anoka County Property Records, within 700 feet of the Subject Property of the request. The Public Hearing Notice was also properly posted in the Anoka County UnionHerald, the City's Official Newsletter.

Notice is not required for this step.

The Subject Property is zoned R-1 Residential (Rural Developing) and is approximately 3.10 acres in size. The parcels to the west and north are also zoned R-1 Residential (Rural Developing); the properties to the south are zoned B-1 General Business; the property to east (across St. Francis Blvd) is zoned PUD (Rum River Hills Golf Course). The surrounding residential lots range in size from about 0.88 acres to 1.3 acres.

Presently, the Subject Property gains access from Saint Francis Boulevard (aka Highway 47). The Applicant has agreed to eliminate the existing access onto the state highway and dedicate restricted access to the state of Minnesota (shown on both the Sketch Plan and Final Plat). Both new lots would be accessed from 168th Avenue, which is both preferred by the City and a safer alternative to maintaining the direct access onto St. Francis Boulevard. The minor subdivision was forwarded to MnDOT for review and comment.  MnDOT has no concerns or comments regarding the Minor Plat.

As part of the submittal, the Applicant did have soil borings completed to determine if there were suitable soils for septic systems on each lot. Due to the shallow water table, both lots will need to be served by mound systems (not necessarily uncommon). Both lots have sufficient area to accommodate both a primary and secondary septic area along with a well.

The Sketch Plan demonstrates that a home can be located on each lot without infringing on any minimum setback. Additionally, the Sketch Plan and Final Plat include all requisite drainage and utility easements as well. Each of the resulting lots would also exceed the minimum lot frontage requirements along 168th Ave.

The Planning Commission conducted a Public Hearing on February 4, 2021 regarding a variance to minimum lot size requirements for both proposed lots.  While each proposed lot would be about 1.55 acres (minimum lot size required is 2.5 acres), both would still be larger than all the surrounding residential parcels.  The only comment received during the Public Hearing had to do with noise generated from the adjacent indoor shooting range.  The individual noted that he had no concerns with the proposed subdivision but rather wanted to request retention of as much vegetation as possible to help mitigate noise during the summer months.  The Applicant appreciated this feedback and noted that he would attempt to retain as much existing vegetation as possible and would also explore the potential of additional landscaping along the southern lot line to establish more of a buffer between the commercial and residential uses.  The Planning Commission approved the requested variance.

Alternatives

Alternative 1: Adopt Resolution #21-031 approving the Final Plat and Development Agreement for Muller 2nd Addition.  This alternative would eliminate a direct access point onto State Highway 47, increasing safety within this major traffic corridor. Furthermore, the resulting two (2) buildable lots would still be larger than all surrounding residential lots, thus, maintaining the essential character of the neighborhood. 

Alternative 2: Do not approve the Minor Plat.  The Planning Commission has granted a variance to address the lot size of both proposed lots.  The Sketch Plan shows that a home (and primary and secondary septic locations) can be sited on each parcel without encroaching on any minimum setback.  This project would eliminate a direct access onto Highway 47.  

The Applicant is responsible for all costs associated with this request.

The Planning Commission recommends approving the Final Plat.

Motion to adopt Resolution #21-031 approving Final Plat and Development Agreement for Muller 2nd Addition.