PUBLIC HEARING: Consider Request for a Variance to cul-de-sac size requirements (Project #117-132); Case of Bryon Cole

The City has received an application from Bryon and Lynn Cole (the "Applicant") requesting a variance to minimum cul-de-sac radius for the Cole Addition. The Cole Addition would subdivide three existing lots totaling 2.7 acres into eight lots for single family homes, including the existing Cole residence at 6851 168th Avenue NW. The development proposes to remove the existing temporary cul-de-sac and extend 168th Lane into a new cul-de-sac.

Staff attempted to notify all Property Owners within a 350 food radius of the Subject Property of the Public Hearing via Standard US Mail. The Public Hearing was also published in the City's official newsletter, the Anoka County Union Herald.

 Cole Addition, an eight (8) lot subdivision located northwest of the intersection of 168th Avenue NW and Garnet Street NW. The project is a re-plat of an existing residential lot at 6951 168th Ave NW and two adjacent, small outlots (together the "Subject Property")

This case is being reviewed per City Code Section 117-111 entitled Residential District, Chapter 117 Article III entitled Subdivisions, and Section 117-53 entitled Variances.

As proposed the cul-de-sac does meet the length requirements for cul-de-sac, but the proposed extension does not meet the minimum right-of-way diameter of 130 feet, the right-of-way, radius of 60 feet, nor the minimum roadway diameter of 100 feet. The proposed cul-de-sac bulb has a radius of 35 feet and proposes placing a temporary easement around the bulb with a radius of 45 feet. The developer proposes a standard road right-of-way extended to the edge of the plat.

The Planning Commission reviewed the Preliminary Plan for this project at its July 6, 2017 meeting. The Planning Commission was generally supportive of the development contingent on compliance with the Staff Review Letter. The City Council approved Resolution #17-07-162 approving the Preliminary Plat for Cole Addition contingent on complying with the staff review letter which included solving for deficiencies in cul-de-sac size.

Engineering, Fire, Public works, and Planning departments are not supportive of the variance to the standard cul-de-sac bulb radius. Fire and engineering will submit memos describing their concerns with supporting sub standard cul-de-sacs.

Considered Resolution #17-08-195 approving findings of fact #0982 for cul-de-sac bulb size variance. Consider Resolution #17-08-196 denying or approving variance for cul-de-sac bulb size.

If resolution #17-08-196 for variance is deny, the language of the resolution must be changed to reflect the decision by removing items 2 through 5.