PUBLIC HEARING: Consider a Request for a Variance to City Services for a Lot on Green Valley Road; Case of Josh Hunt

The City has received an application for a variance to connection to City services for the purpose of constructing a single-family home on a property located on the north side of Green Valley Road.

Staff attempted to notify all Property Owners within 350 feet of the Subject Property, as listed in the Anoka County records, via Standard US Mail of the Public Hearing, and published a notice in the Anoka Union Herald as well.

Summary:
The Subject Property is approximately 40 acres in size and 1,300 feet in width. The Applicant (Josh Hunt) is proposing to construct a single-family home on the existing parcel, but does not wish to connect to City services as they are a significant distance away from the parcel.

The Subject Property is currently zoned R-1: MUSA and guided for Low-Density Residential in the City's 2040 Comprehensive Plan. Any future proposed development on the property would require expansion of City services to the area. The Applicant is not proposing to subdivide the property at this time.

Variance Considerations:
When considering any variance request, three (3) factors must be met, together known as the practical difficulties test.  They include:

• Is the property owner proposing to use the property in a reasonable manner?
  • Utilizing a septic and well system for the construction of a single-family dwelling on a lot of record is a reasonable request.
• Is the landowner's problem due to circumstances unique to the property and not caused by the landowner?
  • City services are not yet available for this area, which is not at the fault of the landowner.
• If granted, will the variance alter the essential character of the neighborhood?
  • City services are not yet available in the area, so the use of a septic and well system on the Subject Property would suit the essential character of the neighborhood.

Surrounding lots along and near Green Valley Road utilize individual wells and septic systems, as City services are still a considerable distance away.  The proposed location of the home appears to be generally consistent with the structures on the adjacent parcels as well (approximately the average of the setbacks of the two adjacent properties). Staff believes this request passes the three-factor test.

Alternatives:
Alternative 1: Adopt Resolution #22-066 for a variance to city services. Staff believes the request meets the three factor test, and recommends this alternative.

Alternative 2: Deny Resolution #22-066 for a variance to city services. Staff does not support this alternative.

The Applicant is responsible for all costs incurred while processing this request.

City Staff recommend approval of the requested variance.

Motion to adopt Resolution #22-066 granting a variance to city services for the construction of a single-family dwelling on the Subject Property.