Consider a Sketch Plan and Preliminary Plat for Cedar Acres (Project #22-136); Case of Tom Dehn

Tom Dehn (the "Applicant") has applied for a Major Plat (Sketch Plan and Preliminary Plat) and Variance to minimum lot size to subdivide his property at 15060 Armstrong Blvd NW (the "Subject Property"). The proposal is a three (3) lot subdivision, with all lot sized lower than the required 2.5 acres. The Variance to the minimum lot size was approved at the October 2022 Planning Commission meeting, and is tied to approval of the Preliminary Plat. Additionally, the Applicant is also proposing to extend and upgrade the existing substandard cul-de-sac to a full-sized cul-de-sac.

Staff attempted to notify property owners within 700 feet of the Subject Property, as reflected in the Anoka County Property Records, of the request for Sketch Plan / Preliminary Plat and Variance consideration and the Public Hearing to be held by the Planning Commission on September 29, 2022.  A notice of the Public Hearing was published in the Anoka County UnionHerald, the City's official newspaper.  Two proposed development signs were placed on the property.  A copy of the mailing map is provided in the case attachments.

The public hearing was continued to the October Planning Commission due to additional needed information and revisions to plans.  Residents that attended the September 29, 2022, meeting were informed the request would go to the October meeting. Staff provided contact information for those that planned to attend in person and were instructed to email City Staff for updates on the public hearing.

Summary
The Applicant is proposing a three (3) lot subdivision at the existing property of 15060 Armstrong Blvd NW. The property is zoned R-1 (Rural Developing) Residential and guided Rural Developing in the City's 2040 Comprehensive Plan. The property is currently 4.49 acres in size with an existing access onto Armstrong Blvd to the east. The two (2) new lots would have access to 151st Lane from the west, which is proposed to be extended by the Applicant and upgraded to a full cul-de-sac for the benefit of the public.

Preliminary Plat
The Preliminary Plat appears to meet all of the bulk standards of the current zoning district (with the exception of the minimum lot area which has an approved Variance by the Planning Commission), and does not propose a change to the Comprehensive Plan or approved zoning districts. The Final Plat will need to be approved by the City Council, after the City has reviewed and approved plans for Preliminary Plat.

EPB Meeting - 10/17/2022
The Environmental Policy Board reviewed the proposed subdivision at their regular meeting on October 17, 2022, and recommended approval (6-0 vote) of the project in regards to the natural environmental aspects of the project (tree preservation and inventory plans).

Continuation of the Public Hearing:
At the September 29, 2022 regular meeting, the Planning Commission voted (5-1) to continue the public hearing to the October 27, 2022 meeting. The notification for the September meeting satisfied the requirements for notification of a public hearing, but due to the absence of plans, the request was required to go to the October meeting. Residents who attended the meeting were notified of the changed date for the public hearing, and Staff followed up with those individuals to answer any questions or concerns they may have had about the request.

Public Comments:
Public comments received regarding the request are attached to this case. Most of the correspondence received, and public comments at the public hearing with the Planning Commission, were regarding the drainage of surrounding properties. The approving resolution attached to this case includes City Staff's current revisions in ProjectDox which includes the necessity of a storm sewer pipe installation under the street, subject to construction and design approval by the City Engineer.. The Preliminary Plat plans will still need to be fully approved by City Staff before the Applicant can proceed with the Final Plat.

Planning Commission - 10/27/2022
The Planning Commission approved a Variance to the minimum lot size requirement of 2.5 acres for all three (3) lots in the proposed subdivision (5-1 vote). They also recommended approval of the Sketch Plan and Preliminary Plat (5-1 vote) with the Variance tied to the plat, and compliance with Staff review comments. Staff review comments of the plans are attached to this case.

Alternatives:
Alternative 1: Approve the Preliminary Plat for Cedar Acres. The Applicant's proposal meets most of the minimum standards of the Zoning Code, is consistent with other properties in the neighborhood, and is a reasonable request. Staff supports this alternative.
Alternative 2: Approve the Preliminary Plat for Cedar Acres with modifications, based on discussion.
Alternative 3: Deny the Preliminary Plat for Cedar Acres based on certain findings. The extension of the cul-de-sac would have benefits for surrounding property owners, and the City for snowplowing in the winter. The City's Engineering Staff has stated the project can be completed with appropriate stormwater and drainage plan modifications, at the request of the Planning Commission and the City Council. Staff does not support this alternative.

All costs associated with this request are the Applicant's responsibility.

Staff and the Planning Commission recommend adopting Resolution #22-233 Approving a Sketch Plan and Preliminary Plat for Cedar Acres with the contingencies in the approving resolution.

Adopt Resolution #22-233 Approving a Sketch Plan and Preliminary Plat for Cedar Acres