Adopt Resolution #17-04-079 Granting Preliminary Plat Approval of Homestead Road Subdivision Located at 7131 166th Ave NW(Project #16-32); Case of CTW Group, Inc.

The City has received an application from CTW Group, Inc. (the "Applicant") seeking a variance to lot depth standards and preliminary plat approval for a proposed three (3) lot subdivision on the property located at 7131 166th Ave NW (the "Subject Property"). There is an existing dwelling on the proposed Lot 2 that would remain with two (2) new, buildable lots being created, one on each side of the existing dwelling. The Planning Commission reviewed the Sketch Plan at their November 3, 2016 meeting and reviewed the Variance request and Preliminary Plat at their April 6, 2017 meeting.

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.

The Subject Property is zoned R-1 Residential (MUSA) and is approximately eight (8) acres in size. The Subject Property is adjacent to 1/4 acre residential lots to the east and north (Brookfield development), a four (4) acre parcel to the west that is all wetland and owned by the City, and larger lot residential parcels south of 166th Ave also within the R-1 Residential (MUSA) district. A significant portion of the Subject Property consists of wetlands and a large portion is also within the Floodway District as well.

All three (3) lots meet or exceed the lot size and lot width standards for the R-1 Residential (MUSA) District. City Code requires a minimum lot depth of 100 feet, and a width of sixty (60) feet (e.g. 6,000 square feet of buildable area) that is not encumbered by wetland, wetland setback area, floodway, or steep slopes. Lots 1 and 3 are slightly deficient regarding this standard, with Lot 1 being deficient 268 square feet and Lot 3 being deficient seventy-eight (78) square feet. As part of the Sketch Plan review, the deficiency was noted on Lot 1, with the understanding that a variance would be necessary. The deficiency on Lot 3 comes as a result of the Applicant shifting the proposed home location further south based on public comments provided as part of the Sketch Plan review.

The proposed subdivision does not include the construction of any new roads or sidewalks. Each of the three (3) lots will be accessed from 166th Ave. There is existing sidewalk along the north side of this road that was installed as part of the reconstruction of 166th Ave NW. The sidewalk terminates just east of the western boundary of the Subject Property due to the presence of wetland.

The Applicant is proposing two (2) rain gardens to address the Lower Rum River Watershed Management Organization's infiltration requirements. Staff is not opposed to this approach but additional details are required on each of the rain gardens as outlined in the Staff Review Letter.

The Environmental Policy Board (EPB) reviewed the Tree Preservation Plan and the request for a variance to the lot depth standard at their March meeting. The EPB recommended approval of the Tree Preservation Plan contingent upon compliance with the Staff Review Letter. The EPB also recommended approval of the variance request, as they felt that there would still be viable buildable area for the future homeowners to install features such as a deck and/or reasonably sized accessory building without encroaching into the required wetland, wetland setback of floodway.

The proposed three (3) lot single family residential subdivision is a reasonable use of the property and appears to be generally compatible with the surrounding neighborhood. Each of the three lots would still be two (2) plus acres in size, albeit much of that consisting of wetland area, which is larger than the abutting parcels to the north and east and the parcel to the west, owned by the City, is essentially all wetland too. The Subject Property is rather unique with respect to the overall abundance of area encumbered by wetland and floodplain and the fact that five (5) sets of utility stubs were provided as part of a previous road reconstruction project (and only three [3] are proposed to be used).

The Planning Commission held a Public Hearing on this request at their April 6, 2017 meeting.  There were no written or verbal comments received.  The Planning Commission approved the requested Variance and recommended approval of the Preliminary Plat contingent upon compliance with the Staff Review Letter.

Alternatives:

Alternative 1: Approve the Preliminary Plat for Homestead Road Addition. This is a challenging site to work with based on the amount of wetland and floodplain and the proposed subdivision seems a reasonable use of the property. Staff supports this alternative.

Alternative 2: Do not approve the proposed Preliminary Plat.  Staff is of the opinion that the Applicant has been reasonable with the proposed subdivision rather than attempting to fully utilize all five (5) sets of utility stubs. Additionally, the Planning Commission did approve a Variance to lot depth for Lots 1 and 3, contingent upon approval of the Preliminary Plat.  Staff does not support this alternative.

All costs associated with processing the Application are the responsibility of the Applicant. There are no City funds proposed to be utilized for the construction of this project.

The Planning Commission recommends approval of the Preliminary Plat contingent upon compliance with the Staff Review Letter.

Motion to adopt Resolution #17-04-079 granting Preliminary Plat approval for Homestead Road Subdivision.