Agenda - Planning Commission - 07/09/2015

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Regular Planning Commission 5. 2. Meeting Date: 07/09/2015 By: Chris Anderson, Community Development Information Title: PUBLIC HEARING: Consider Request for a Variance to Minimum Lot Size to Facilitate a Lot Split at 16520 Germanium St NW: Case of Paul and Mary Johnson Purpose/Background: The City has received an application from Paul and Mary Johnson (the "Applicant") for a variance to the minimum lot size in the R-1 Residential (Rural Developing) district as well as the Scenic River Overlay District. Ultimately, the Applicant desires to complete a lot split of their property located at 16520 Germanium St NW (the "Subject Property") to create one (1) new buildable lot. However, prior to expending the necessary funds to prepare a Minor Plat, the Applicants wanted to first see if a deviation from the minimum lot size requirement would be possible. Thus, should this request be approved, the Applicant would still be subject to the standard Minor Plat application process outlined in City Code. Notification: Staff attempted to notify all Property Owners within a 350 foot radius of the Properties of the Public Hearing via Standard US Mail. The Public Hearing was also published in the City's official newsletter, the Anoka County UnionHerald. Observations/Alternatives: The Subject Property is located in the R-1 Residential (Rural Developing) zoning district. The Subject Property is surrounded by residential parcels on north, south and east that are also located in the R-1 Residential (Rural Developing) District and abuts the Rum River Hills Golf Course to the west. In addition, the Subject Property is located in the Rum River Wild and Scenic River Overlay District. The Overlay District extends to the parcels directly north and east of it; the golf course as well as the residential properties to the southwest, south, and southeast are outside this Overlay District. Both the R-1 Residential (Rural Developing) district and the Scenic River Overlay District for non -riparian lots specify a minimum lot size of 2.5 acres. The Subject Property is approximately 4.4 acres in size. As proposed, the Applicant's home would be on a 2.5 acre lot and the newly created lot would be approximately 1.9 acres in size. The surrounding residential parcels range in size from approximately 0.95 acres to 1.6 acres and thus, if the Subject Property were to be split, it would result in at least one (1) of the two parcels being deficient in lot size but both lots would still exceed the size of the surrounding residential lots. There are wetlands and a designated floodplain on the Subject Property. The Applicant had the Anoka Conservation District (ACD) conduct a site visit to better understand whether there was sufficient upland area to accommodate a new home. While a wetland delineation was not completed, the ACD did prepare an exhibit that outlined areas that appeared to be upland. There is approximately 0.65 acres of what appears to be upland (non -wetland), which also appears to correspond with areas outside of a designated floodplain. An official wetland delineation, conducted by a qualified individual and approved by the Lower Rum River Water Management Organization (LRRWMO), will be necessary to confirm the upland area. Note that City Code does not specify a minimum buildable area; only a minimum lot size. The Applicant shall demonstrate a standard home consistent with the surrounding neighborhood can be accommodated, including space for a traditional deck on the rear of the home. In 1985, the Applicant had received approval from the City to dig a pond and re-route a drainage ditch that