Consider Requests Related to Trilogy Homes Plat Request

1. PUBLIC HEARING: Consider Request for Variance to Minimum Road Frontage
2. Request for Sketch Plan Review to Reconfigure Existing Property Lines at 7212 160th Ln NW and 7210 161st Ln NW; Case of Trilogy Homes

The City has received a request for Sketch Plan Review associated with a Minor Plat Application from Trilogy Homes. The intent of the request is to re-configure existing property lines. The proposed plat does not create additional buildable lots. The outlot that is created is almost exclusively wetland. The Applicant has stated that the purpose of the Plat is to divide the undeveloped area/open space area from the home located at 7212 160th Ln NW and market the home for sale, while retaining the open space area.

The request will reduce the amount of road frontage available to 7212 160th Ln NW. However, access to this dwelling is not primarily accessed from 161st Lane, where some of the frontage is calculated. Primary access is gained through a roadway easement to 160th Lane. The current request will necessitate the issuance of a new Variance for this parcel. A similar Variance was approved in 2003 by Resolution #03-10-271. The current request does not significantly change the material facts of the case.

Staff attempted to notify all Property Owners within a 700 foot radius of the Property of the Public Hearing. The Public Hearing was also published in the Anoka County UnionHerald.

Generally speaking, the current area subject to the request consists of two (2) single-family homes comprised of four (4) parcels. For subdivision and zoning purposes, these four (4) parcels are technically only two (2) lots, but Anoka County property classification differences require four (4) individual Property Identification Numbers (PINs). The end result will consolidate the four (4) parcels into three (3).

7212 160th Ln NW  
This property consists of two (2) parcels in the Trappers Ridge subdivision (16-32-25-41-0009/Lot 1 & 16-32-25-14-0022/Lot 1A) and totals approximately 25.41 acres. There is one dwelling and multiple accessory structures on this property. The Applicant (Greg Bauer - Chief Executive Officer of Trilogy Homes) resides on this parcel.

This parcel gains access across two (2) privately owned parcels through the means of a separate, recorded easement granting access. The parcel itself does not have true road frontage in terms of right of way or perpetual road easement. This parcel technically has 66 feet of frontage along 159th Lane to the south; however, existing wetlands prevent an access from being constructed to connect to this point. Additionally, the parcel also technically has road frontage along Olivine Street/161st Lane.

If the proposed plat were to be approved, this parcel size would be reduced to 5.60 acres and would only contain one dwelling. The existing detached accessory structures would now become part of other parcel. The parcel would no longer have road frontage along Olivine Street/161st Lane.

7210 161st Ln NW
This property also consists of two (2) parcels in the Trappers Ridge subdivision (16-32-25-41-0006/Lot 2 & 16-32-25-14-0019/Lot 2A) and totals approximately 2.34 acres. Minimum lot size in the R-1 Residential (Rural Developing) is 2.5 acres. The property is classified as lawful, non-conforming in terms of lot size.

If the proposed plat were to be approved, this parcel size would be increased to 8.22 acres, would contain one dwelling and would now include the existing detached accessory structures. The existing lawful, non-conforming classification would be removed.

Outlot A

The proposed Plat would result in the creation of an Outlot, which would then be combined with an existing Outlot of Sweetbay Ridge. The proposed property boundary of the outlot would follow an existing drainage ditch, and existing physical separation of the existing parcel. The purpose of combining the outlot is to avoid the creation of a land-locked parcel.

Observations

While appearing to be somewhat simplistic in nature, the request does have some complex issues and concerns raised by adjacent Property Owners.

First, a small number of individuals have raised concern that the request is setting up future development of the proposed outlot. While it is always a possibility to further subdivide an outlot, this outlot is encumbered almost exclusively by wetlands. There is not sufficient net developable area to provide for the creation of additional developable lots, unless wetland mitigation is introduced. This wetland complex serves as a major drainage pattern for the area.

Secondly, one adjacent Property Owner raised concern that 161st Lane adjacent to 7210 161st Lane would be connected to 161st Avenue in Sweetbay Ridge. The Property Owner was concerned with the additional traffic that would be generated in this neighborhood by said connection. It is important to note that this is not being proposed at this time, and would also require significant wetland mitigation. While the potential exists for future discussions about this connection, it is not proposed at this time and cannot be used as a factor to deny the current request for subdivision.

All costs associated with processing the Application are the responsibility of the Applicant.

Staff recommends approval of the Variance to minimum road frontage and to direct the Applicant to prepare a Final Plat for City Council consideration.

Action #1

Motion to adopt Resolution #14-06-102 approving a Findings of Fact Related to a Request for a Variance to Minimum Road Frontage.

Action #2

Motion to adopt Resolution #14-06-103 approving a Variance to Minimum Road Frontage.

Action #3

Provide additional feedback to the Applicant to inform the preparation of a Final Plat for City Council consideration.