PUBLIC HEARING: Consider Request for Variance to Minimum Road Frontage for a Proposed Minor Subdivision (Project No. 20-141); Case of Lisa Becker

The City has received an application from Lisa Becker (the "Applicant") for a variance and minor plat to combine the properties with PID's 09-32-25-12-0008 and 09-32-25-12-0010 (the "Subject Properties") into one (1) buildable parcel. The requested variance is to deviate from the minimum road frontage standard. Both lots were platted as outlots for Becker Rolling Pines subdivision, and require re-platting to create a buildable lot.

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. 

Observations
First and foremost, this is a review of a project stemming from previous City decisions several decades ago that relied on policies that have since been updated. This situation would not have presented itself in this manner under today's standards. Most importantly, the City today would have required a full cul-de-sac and full ROW for the cul-de-sac and not allowed the lot to be split separately unless the required infrastructure (road) were installed. 

The Subject Property with PID ending in -0008 is approximately 0.49 acres in size. This parcel was intended to serve as future road right-of-way and any future plat would require the extension of Sapphire Street, however the City did not retain any easement over the land nor did they take fee title (ownership) of this parcel, so it is privately owned. The Subject Property with PID ending in -0010 is zoned R-1 Residential (Rural Developing) and is approximately 3.68 acres in size. The parcels to the west, south, and north or also zoned R-1 Residential (Rural Developing); the property to the east is zoned R-1 MUSA. The surrounding residential lots range in size from about 2.34 acres to 38.3 acres. City Staff has discussed and the City does not intend to extend Sapphire Street in this location.

Properties to the north have road access to the cul-de-sac at the end of Sapphire Street.  The new lot would also be accessed from the cul-de-sac on Sapphire Street. As proposed, the combined parcel would have to connect to the cul-de-sac through a driveway installation since neither property abuts the cul-de-sac.

The Sketch Plan demonstrates that a home can be located on the combined lot without infringes on any minimum setback.  Additionally, the Sketch Plan and Final Plat include all requisite drainage and utility easements as well.  The resulting lot would also exceed the minimum lot size requirement of the R-1 Rural Developing Zoning District.

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 combination is a reasonable use of the Subject Properties (single family residences are a permitted use in the R-1 Residential District).  This proposal is unique in the sense that it has less road frontage access to the cul-de-sac than surrounding parcels. The resulting residential parcel would be similar in size to surrounding parcels of the area. Staff does not believe that the variance would alter the essential character of the locality.

Alternatives

Alternative 1: Motion to adopt Resolution #21-040 granting a variance to minimum road frontage, and subsequently allowing the combination of lots to create a single buildable lot on the Subject Properties. This creation of a buildable lot would not affect 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. 

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

Staff recommends adopting Resolution #21-040 granting a variance to minimum road frontage and approval of the lot split.

Public Safety Staff is comfortable with the access as it currently exists. Public Works is also comfortable from a maintenance standpoint. 

Motion to adopt Resolution #21-040 granting a variance to minimum road frontage and recommend that the City Council adopt Resolution #21-041 approving final plat.