PUBLIC HEARING: Consider Request for a Preliminary Plat for Woodlands 4^th Addition and Variance Requests to the Lot Depth and Cul-de-Sac Length (Project No. 16-102); Case of Lennar Corporation

Lennar Corporation (the "Applicant") has applied for Preliminary Plat approval for Woodlands 4^th addition.  As part of the application submittal, the Applicabt has also included a request for a variance to the maximum allowable legth of a cul-de-sac and a variance to the lot depth standard specific to Lot 2, Block 1.  

 

City Staff attempted to notify all property owners within 700 feet of the Subject Property of the request via U.S. mail and published a notice of public hearing in the Anoka Union Herald, the City's official newspaper.

City Code requires all newly created lots to have a lot depth of at least 100 feet for a continuous width of sixty (60) feet that is not encumbered with wetland, wetland setback, or floodway.  The intent of this requirement was to try and reduce some of the frustrations that homeowners were experiencing when applying for permits for improvements such as decks or sheds and discovering that their planned improvement was not possible and/or required additional processes/expenses (such as an Encroachment Agreement or possibly even a de minimis exemption ruling by the Lower Rum River Watershed Management Organization (LRRWMO)).  Additionally, the lot depth standard is also intended to help reduce potential wetland fill violations that occur as a result of individuals desiring a larger, more usable rear yard. 

The Applicant has requested a variance from the lot depth standard for Lot 2, Block 1, which has an encroachment area of approximately 125 square feet into the 100 foot deep by sixty (60) foot wide lot depth area.  Lot 2, Block 1 has a large area of wetland in the rear of the proposed lot which may create some potential hardships for future homeowners interested in typical homeowner improvements such as a deck or detached accessory building. The usable area in the yard as proposed are shown to be in a range of approximately twelve (12) to Twenty-nine (29) feet in depth (at least in portions of the yard).  Please refer to the lot depth variance exhibit which was provided by the Applicant.

The Environmental Policy Board reviewed the request for a variance to lot depth, along with the Tree Preservation and Landscape Plans, at their November 21, 2016 meeting.  While the EPB acknowledged that the area of encroachment was rather small, the lot itself is not excessively wide such that it could be considered to still meet the intent of the lot depth standard.  The EPB was not supportive of the lot depth variance as proposed.

The Applicant also requested a variance to the maximum cul-de-sac length.  159^th Avenue NW currently terminates in a cul-de-sac which is approximately 900 feet long.  The proposed extension is approximately 400 feet.  The existing cul-de-sac was given a temporary variance because of the plans to further extend the Woodlands development to the south which is being proposed with this Application.  The extension of 159^th Avenue to either Alpine Drive or Ramsey Boulevard NW is, however, unable to be completed due to the extent of wetland impacts that would be necessary to create such an extension.  Staff is supportive of the variance as proposed.

Alternative 1.  Adopt Resolutions #16-12-215 approving findings for the cul-de-sac length, and #16-12-216 issuing a Variance for cul-de-sac length.  Modify Resolution #16-12-217 and #16-12-218 to deny the requested Lot Depth Variance for Lot 2, Block 1 of Woodlands 4^th Addition. Adopt Resolution #16-12-219 approving the Preliminary Plat for Woodlands 4^th Addition on the condition that the preliminary plat be modified to be in compliance with a denied lot depth variance for Lot 2, Block 1 Woodlands 4^th Addition.  Staff is supportive of this alternative but would note that some revisions to the Findings of Fact and Variance documents would be necessary.

Alternative 2.  Adopt Resolutions #16-12-215 and #16-12-217 approving the respective findings of fact for the cul-de-sac variance and lot depth variance applications, as well as Adopt Resolutions #16-12-216, and #16-12-218 issuing variances for cul-de-sac length related to 159^th Avenue NW and lot depth variance for Lot 2, Block 1 of Woodlands 4^th Addition.  Adopt Resolution #16-12-219 approving the Preliminary Plat for Woodlands 4^th Addition.  Staff is not opposed to this alternative but would note that some revisions to the Findings of Fact and Variance documents would be necessary.

Alternative 3.  Do not approve the variance requests and subsequently direct staff to revise Resolution #16-12-219 to deny the proposed preliminary plat of Woodlands 4^th Addition. Staff does not support this alternative.

All costs associated with this request are the responsibility of the Applicant.

Staff recommends adopting Resolutions #16-12-215 and #16-12-216 granting a variance to allow a cul-de-sac length in excess of 600 feet to an approximate length of 1,300 feet.  In addition, Staff recommends adopting Resolutions #16-12-217 and #16-12-218 related to the denial of a variance to lot depth standards for Lot 2, Block 1 of Woodlands 4^th addition.  Staff also recommends adopting Resolution # 16-12-219 approving the Preliminary Plat for Woodlands 4^th Addition subject to compliance with a denied lot depth variance for Lot 2, Block 1.

Motion to adopt Resolutions #16-12-215, #16-12-216, #16-12-217, #16-12-218, and #16-12-219 approving a variance to allow a cul-de-sac for 159^th Avenue NW to an approximate total length of 1,300 feet, denial of a lot depth variance for Lot 2, Block 1, and approval of the proposed Preliminary Plat subject to a revised preliminary plat satisfying the denied lot depth variance.