PUBLIC HEARING: Consider Resolution #21-058 Approving Variance for Deviation from Street Name Grid for Riverstone South; Case of Capstone Homes, LLC

The purpose of this case is to review a request from Capstone Homes (the "Applicant") to deviate from the standard Anoka County street name grid for Riverstone South. The request is twofold:

1. Capstone believes that houses on Unicorn Street will be difficult to market
2. Capstone would like to honor the property owners, the Pearson Family, in some way

The City published notice of the proposed variance in the City's Official Newspaper, the Anoka County UnionHerald.

Summary of Review

County Grid Names	Developer's Request	Public Works Committee Proposal (Compromise Scenario)
Quagga Street* Modified to Quintana Street in Riverstone North	Quintanta Street	Quintana Street
Rabbit Street	Rabbit Street	Rabbit Street
Sloth Street* Modified to Snowy Owl Street in Riverstone North	Pearson Parkway	Snowy Owl Street
Tiger Street	Tiger Street	Tiger Street
Unicorn Street	Umbrellabird Street	Pearson Street

The Public Works Committee met on February 16 at their work session to discuss this topic. The Public Safety Team, including Police and Fire, were not supportive of the proposed change to the standard grid. The County Grid aides in response times be having a clear and predicable street name scheme, especially when hard copy maps are being used. Deviations to the grid require a more intimiate knowledge of the area. New Staff and mutual aid may have a bit more difficulty finding street names that aren't part of the existing grid. The Public Works Committee recommended the compromise of renaming Unicorn Street to Pearson Street. The Developer is open to this compromise scenario.

Note: City Staff is aware of another request for a deviation from the street grid related to another project for Unicorn Street as well. However, in this case, the Developer is able to utilize another name in the existing County Grid Name System. 

City Code Sections:

City Code Section 117-588
 
Subd. (d) – Required Preliminary Plat data
Subd. (3) Street Plan
Layout of existing and proposed public and private streets, showing right-of-way and pavement widths and proposed names of streets. The name of any street used in the city must be an extension of an already named street.
 
Subd. (f) – Required Final Plat data
Subd. (1) – Final Plat Sheet
Subd. e - Streets shall be named and all names shall be shown. A sequence of street naming shall conform with the county name grid or the pattern that has been established in the area.

Please note that these standards are found within the City's Subdivision Code, not Zoning Code. With all Minnesota municipalities, Zoning Code Powers are authorized by Minnesota Statutes Chapter 462.357, including the process to approve Variances to Zoning Code; Subdivision Powers are authorized by Minnesota Statutes Chapter 462.358. Long story short, Variance to the Subdivision Code are much more flexible than traditional Variances to Zoning Code. The City does not have to meet the same 3 Factor Test for this request. 

The Applicant is responsible for all costs associated with project review.

The City's Public Works and Public Safety Teams are not supportive of the requested deviation for public safety; however, the Public Works Committee of the City Council has recommended moving away from Unicorn Street and allowing one deviation from the standard grid as they feel Unicorn Street may be difficult to market.

Motion to approve Resolution 21-058 approving a deviation from City Code street name grid requirements for Riverstone South.