Agenda - Planning Commission - 04/06/2017

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Regular Planning Commission 5. 2. Meeting Date: 04/06/2017 By: Chris Anderson, Community Development Information Title: PUBLIC HEARING: Consider Request for a Variance and Preliminary Plat Approval of Homestead Road Subdivision Located at 7131 166th Ave NW (Project #16-32); Case of CTW Group, Inc. Purpose/Background: 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"). The Planning Commission reviewed the Sketch Plan at their November 3, 2016 meeting. 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. Notification: 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. Observations/Alternatives: 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 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 for 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