Adopt Resolution #19-076 Approving the Final Plat and Development Agreement for Hauck Addition (Project No. 19-105); Case of Jill Arnold

On March 1, 2019, the City received an application submittal from Jill Arnold (the "Applicant") for a variance, sketch plan, and final plat for a Minor Subdivision of the property located at 16950 Neon St NW (the "Subject Property"). The Planning Commission reviewed a concept of the proposed Minor Plat back in May of 2018 and generally supported a variance to lot size as it did not appear to alter the essential character of the surrounding neighborhood.  At their April 4, 2019 meeting, the Planning Commission officially approved a variance to lot size for the Subject Property, contingent upon approval of the Final Plat by City Council.

Notifications of this proposal were sent via Standard US Mail to Property Owners within 700 feet of the Property, as reflected by Anoka County Property Records and has published a notice in the Anoka Union Herald.

The Subject Property is about 3.54 acres in size and within the R-1 Residential (Rural Developing) zoning district. The Subject Property is also guided as Rural Developing in the Comprehensive Plan. The surrounding parcels are all zoned R-1 Residential (Rural Developing) with the exception of the land directly east of the Subject Property (part of the Rum River Hills Golf Course), which is zoned and PUD (Planned Unit Development). The surrounding residential parcels range in size from about 0.66 acres to roughly 7.12 acres.

There is an existing home with three (3) detached accessory buildings on the northern portion of the Subject Property. The Applicant desires to complete a lot split that will result in one new, buildable lot. The Sketch Plan and Final Plat have been designed to ensure that all existing structures would meet the minimum required setbacks. Furthermore, the combined square footage of the existing detached accessory buildings would comply with the standards for properties between 1.5 and 2.49 acres (eligible for up to 2,400 square feet total).

There is sufficient space to locate both a primary and secondary septic system. Soil borings have been provided that show suitable soils for a septic system on what would be the new, buildable lot. Access for the existing home would remain on Neon Street and access to the newly created lot would also be derived from Neon Street. Staff did forward the Final Plat to MnDOT for review and comment.  MnDOT commented that the right of access be dedicated to the State of Minnesota along the western boundary of Lots 1 & 2 (abutting Trunk Highway 47).  The Applicant has revised the Final Plat accordingly.

If approved, the new lots would be 1.65 acres (includes the existing home and all three detached accessory buildings) and 1.53 acres in size. Both lots would be deficient of the minimum acreage required for the R-1 Residential (Rural Developing) zoning district. However, the Subject Property abuts public roads on three (3) sides, Trunk Highway 47 to the west, Neon Street to the east, and 169th Avenue to the south. Frontage along three roads, including a Trunk Highway, has greater impacts in terms of required right-of-way, than most other lots.  The Planning Commission did approve a variance to lot size, contingent upon City Council approval of the Final Plat, at their April 4, 2019 meeting.

Alternatives

Alternative 1: Motion to adopt Resolution #19-076 approving the Final Plat and Development Agreement for Hauck Addition.  The minor subdivision will create one, new buildable lot.  While both lots would be deficient of the required 2.5 acres, a variance to address this has been approved.  Both lots would be compatible with the surrounding neighborhood and both have sufficient area for primary and secondary locations for septic systems.

Alternative 2: Do not approve the Final Plat for Hauck Addition.  Aside from lot area, which has been addressed already in the form of an approved variance, the proposed lots meet all minimum standards.  The Final Plat has been revised so that the right of access is dedicated to the State of Minnesota along the western boundary of Lots 1 & 2 (abutting Trunk Highway 47). 

The Applicant is responsible for all costs related to this request.

The Planning Commission recommends approval of the Final Plat.

Motion to adopt Resolution #19-076 approving the Final Plat and Development Agreement for Hauck Addition, contingent upon review and approval as to legal form by the City Attorney.