PUBLIC HEARING: Consider Request for a Variance to Front Yard Setbacks for the Single Family Lots in Lynwood Subdivision, Located West and South of 15050 Armstrong Boulevard (Project No. 21-122); Case of Lennar

Lennar (the "Applicant") has requested a variance to the minimum front yard setback for the twelve (12) single family lots proposed in the Lynwood Subdivision.  The project is located on PID # 20-32-25-44-0003 (the "Subject Property"), which is located south and west of Fire Station #1 (15050 Armstrong Boulevard). Per the direction of the City Council, the Applicant modified their Preliminary Plat to provide 80-foot wide lots (originally had proposed 65-foot wide lots).  Additionally, at the direction of City Staff and City Council, the Applicant has incorporated an outlot for the density transitioning plantings between the proposed single family lots and the existing R-1 Residential (Rural Developing) lots to the north and west. This modification leaves very little 'usable' backyard area for the twelve (12) single family residential lots. 

The City attempted to notify Property Owners, as reflected in the Anoka County Property Records, within 350 feet of the Subject Property of the request. The Public Hearing notice was also posted in the City's Official Newspaper, the Anoka County UnionHerald.

The Applicant has stated that the five (5) foot reduction to the front yard setback will provide more flexibility in siting typical homeowner improvements (e.g. sheds, pools, etc.), which are common in rear yards.  The direction from both City Staff and City Council was to create an outlot for the density transition corridor, rather than an easement over each of the individual lots, which could create potential obstacles for future homeowners when trying to make property enhancements.  Furthermore, the proposed townhomes on both sides of these single family lots, as well as the townhomes directly across from these single family lots, will have a minimum setback of twenty-five (25) feet.  Thus, if approved, the variance would provide a consistent setback from the public street.

The reduced setback would not have any direct impact to existing homes to the north and west.  In fact, it would actually create slightly greater separation of the new homes from the existing homes, enhancing the goal of density transitioning.  As was noted with the previous variance for this project (related to lot size), shifting everything south slightly to achieve the standard front yard setback, would likely result in impacts to the linear wetland complex that bisects the Subject Property.

When contemplating a variance, a three (3) factor test must be applied to determine practical difficulties:

1. Reasonableness - The project requires density transitioning and the Applicant has been directed to provide that corridor in a separate outlot owned by the HOA.  Creating an outlot, rather than an easement over each of the lots, impacts the size of rear yards.  Shifting the homes five (5) feet closer to the front property line will not only provide more separation from the existing residential parcels, but will also provide a bit more flexibility for future, common homeowner improvements.  Moreover, this reduced setback would actually align with the setback of the attached townhomes, creating a consistent appearance from the public road. 
2. Uniqueness - There is a large, linear wetland cutting across the southern portion of the Subject Property. As proposed, there are no impacts to this wetland. If the project is required to shift south to accommodate the minimum required front yard setback of thirty (30) feet, it would likely result in impacts to the wetland.
3. Essential Character - While the project itself will impact the essential character of the locale (converting agricultural land to housing), the reduced front yard setback will not.  Unless driving on the public road serving this neighborhood, it would not be noticeable (even from the road, it would be consistent with the townhome setback).  Furthermore, this will actually create slightly more separation from the existing residential lots.  

Alternatives

Alternative 1: Approve the requested variance for a reduced front yard setback.  A twenty-five (25) foot front yard setback creates slightly greater separation from the existing homes to the north and west, enhancing the City's goal of density transitioning.  Furthermore, this would also provide for a bit more flexibility for siting of future homeowner improvements, such as sheds, pools, etc.  Finally, this would create one consistent setback for both the townhomes and single family homes.  Staff supports this alternative.

Alternative 2: Do not approve the requested variance.  This would require modifications to the Preliminary Plat to demonstrate that the single family lots can all meet the thirty (30) foot front yard setback.  This would also move the proposed homes slightly closer to the existing residential parcels to the north and west.  Staff does not support this alternative.

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

Staff recommends approving the variance for a twenty-five (25) foot front yard setback for the single family lots in the Lynwood Subdivision.

Motion to adopt Resolution #21-296 approving a variance to front yard setbacks on Lots 1-12, Block 1 Lynwood Addition.