PUBLIC HEARING: Gile Addition Sketch Plan and Preliminary Plat - 15710 St. Francis Blvd. NW

Ms. Debra Gile, the applicant, owns and resides at 15710 St. Francis Blvd. NW.  Her current property is a combination of a homestead parcel from the plat of Apple Ridge and a wetland outlot that was acquired via tax forfeit from the plat of Wildlife Sanctuary 3rd Addition.  She is proposing to subdivide her property to create one additional buildable parcel at the southwest corner of 157th Lane NW and Krypton Street NW, currently just a stub street.  This new parcel was anticipated with the plat of "Apple Ridge" in the late 1990s.  Sanitary sewer and water services are already in place for that lot (Lot 2).  The proposed new lot meets all of the R-1 MUSA-80 requirements.  The lot (Lot 1) the applicant will retain for her home meets all of the area requirements.  It will be 11.29 acres, though most of it is wetland and unbuildable. 

A half-right-of-way is proposed for Krypton St. since Lot 1 would not have met the general intent of having frontage on a public roadway.  The lot is situated between two Krypton Street stub streets to the north and south of the property.  By dedicating the 30-feet for Krypton Street, the right-of-way is preserved for its eventual connection between 157th Avenue and 157th Lane.  When the property to the east (15700 St. Francis Blvd. NW) develops, the remaining 30 feet will be dedicated.  An assessment agreement for the applicant's share of the costs of the eventual construction of the roadway and utilities will be required in lieu of constructing the street at this time.  These agreements run with the land and any future owners of the properties will be required to contribute to half of the total construction costs (the property to the east would be responsible for the other half at the time of subdivision).  

The applicant's home is serviced by private utilities.  The well and septic system are not affected by the subdivision and may remain in place.  When Krypton Street is constructed, the water main will be looped between the neighborhoods to the north and south and sanitary sewer will be extended.  The homeowner at that time will have the opportunity to connect if desired.  The parcel is large enough that if the home is removed, the lot can be further subdivided and those new homes will be required to hook up to city services.  

There is a shed with a lean-to that straddles the property line into the proposed Krypton St. right-of-way that must be removed.  There is an accessory structure in the 2020 air photo that has recently been moved to the western part of the property so that it will not cross the proposed lot line between Lots 1 and 2.  

Two small outlots are proposed.  The intent of these parcels is to be combined with the adjacent single-family lots to the north.  The applicant is in discussion with those property owners about transferring the outlots to them.  

Notification was mailed to 208 property owners within 700 feet of the site.  A legal notice was placed in the 11/18/2022 Anoka Union Herald.  

Recommend approval of the preliminary plat as recommended by staff.

Recommend approval of the preliminary plat with any modifications that the Planning Commission desires

Recommend denial of the preliminary plat based on certain findings.

All costs associated with this application are the responsibility of the applicant.  

Staff recommends approval of the sketch plan and preliminary plat. 

Motion to recommend approval of Resolution #22-275 for the sketch plan and preliminary plat of "Gile Addition."