Agenda - Planning Commission - 10/27/2022

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Regular Planning Commission 6. 1. Meeting Date: 10/27/2022 By: Brian McCann, Community Development Information Title: PUBLIC HEARING: Consider a Sketch Plan, Preliminary Plat, and Variance to Minimum Lot Size for Cedar Acres (Project #22-136); Case of Tom Dehn Purpose/Background: Tom Dehn (the "Applicant") has applied for a Major Plat (Sketch Plan and Preliminary Plat) and Variance to minimum lot size to subdivide his property at 15060 Armstrong Blvd NW (the "Subject Property"). The proposal is a three (3) lot subdivision, with all lot sized lower than the required 2.5 acres. This necessitates approval of a Variance to the minimum lot size for all three (3) parcels. The Applicant is also proposing to extend and upgrade the existing substandard cul-de-sac to a full-sized cul-de-sac. Notification: Staff attempted to notify property owners within 700 feet of the Subject Property, as reflected in the Anoka County Property Records, of the request for Sketch Plan / Preliminary Plat and Variance consideration and the Public Hearing to be held by the Planning Commission on September 29, 2022. A notice of the Public Hearing was published in the Anoka County UnionHerald, the City's official newspaper. Two proposed development signs were placed on the property. A copy of the mailing map is provided in the case attachments. The public hearing was continued to the October Planning Commission due to additional needed information and revisions to plans. Residents that attended the September 29, 2022, meeting were informed the request would go to the October meeting. Staff provided contact information for those that planned to attend in person and were instructed to email City Staff for updates on the public hearing. Observations/Alternatives: Summary The Applicant is proposing a three (3) lot subdivision at the existing property of 15060 Armstrong Blvd NW. The request would require a Variance to all three (3) proposed lots for the minimum lot size (2.5 acre requirement). The property is zoned R-1 (Rural Developing) Residential and guided Rural Developing in the City's 2040 Comprehensive Plan. The property is currently 4.49 acres in size with an existing access onto Armstrong Blvd to the east. The two (2) new lots would have access to 151st Lane from the west, which is proposed to be extended by the Applicant and upgraded to a full cul-de-sac for the benefit of the public. Preliminary Plat The Preliminary Plat appears to meet all of the bulk standards of the current zoning district (with the exception of the minimum lot area), and does not propose a change to the Comprehensive Plan or approved zoning districts. A final plat will have to be reviewed and approved by the City Council at a later date, when the Preliminary Plat plans have been approved by City Staff. Variance The Applicant is proposing a Variance to minimum lot size for all three (3) lots of the subdivision. The minimum lot size for the R-1 (Rural Developing) District is 2.5 acres, and the proposed lot sizes are 1.11 acres, 1.40 acres, and 1.65 acres. When considering a Variance, the Planning Commission shall consider the following factors: 1. Will the variance allow the property owner to use the property in a reasonable manner? 2. Is the plight of the landowner due to circumstances unique to the property, and not created by the