PUBLIC HEARING: Consider Request for Variance to Minimum Lot Size for a Proposed Minor Subdivision at 16736 St. Francis Blvd (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 requested variance 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. 

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. 

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 or 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 St. 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 has been forwarded to MnDOT for review and comment.

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 infringes 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.

When considering a Variance, the Planning Commission shall consider the following factors:

1. Will the variance allow the property owner to use the property in a reasonable manner?
2. Is the plight of the landowner is due to circumstances unique to the property and not created by the landowner?
3. Will the variance, if granted, alter the essential character of the locality?

The proposed lot split is a reasonable use of the Subject Property (single family residences are a permitted use in the R-1 Residential District).  This proposal is unique in the sense that it would eliminate a potential safety hazard by eliminating an existing, direct access onto a state highway.  The two resulting residential parcels would both still be larger than any of the existing residential lots in the neighborhood.

Alternatives

Alternative 1: Motion to adopt Resolution #21-030 granting a variance to minimum lot size.  Approving this variance 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: Motion to deny the requested variance.  If the Planning Commission does not support the variance, it should outline specific findings of fact to support this motion.  This would also prevent the proposed minor subdivision from moving forward and, by default, allow the existing access point onto Highway 47 to remain.  

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

Staff recommends adopting Resolution #21-030 granting a variance to minimum lot size.

Motion to adopt Resolution #21-030 granting a variance to minimum lot size.