Agenda - Planning Commission - 04/25/2024

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7. 2. Regular Planning Commission Meeting Date: 04/25/2024 Primary Strategic Plan Initiative: Promote economic growth and development. Information Title: PUBLIC HEARING: Consider Sketch Plan and Related Variances for a Proposed Minor Plat of Pearson Place 2nd Addition at the Southwest Corner of Riverdale Drive and Highway 10 (Project No. 24-100); Case of John Dobbs Purpose/Background: The City received an application from John Dobbs (the "Applicant") for a proposed Minor Plat of the property located south of Highway 10, west of Riverdale Drive, north of 148th Avenue, and east of Bowers Driver (the "Subject Property"). No roads or utilities will be constructed with this project as they are already in place. The Subject Property abuts roads on all four sides, partially due to the City's extension of Riverdale Drive, which also included creating a cul-de-sac at the north end of Bowers Drive and the construction of 148th Avenue connecting Bowers Drive to Riverdale Drive. Notification: City Staff attempted to notify all property owners within 700 feet of the Subject Property, according to Anoka County's property records, via standard U.S. mail, of the Public Hearing on April 25, 2024. A notice of the Public Hearing was also published in the City's official newspaper, the Anoka Union Herald. Finally, a "Proposed Development Action" sign was also placed on the Subject Property. Time Frame/Observations/Alternatives: Minor Plat The Applicant is proposing to subdivide the Subject Property, which is approximately 1.05 acres in size, into three (3) single family residential lots. The three (3) proposed lots will all be at least sixty-five (65) feet wide and all exceed the minimum required lot area of 6,500 square feet. Each lot will be accessed from Bowers Drive. When the City extended Riverdale Drive to connect to Highway 10, the Bowers Drive connection to Highway 10 was eliminated and replaced with a cul-de-sac. As part of that project, three (3) utility services were installed to serve the Subject Property. As there is no need to construct any roads or install utilities, this subdivision qualifies as a Minor Plat, which the Planning Commission would normally not review (Sketch Plan is reviewed by City Staff and then Final Plat would go straight to City Council). However, during the review of the Sketch Plan, it was noted that multiple variances would be required, partially due to changes from the Zoning Code update. Zoning and Land Use The Subject Property is zoned R-IB Single Family Residential. This zoning designation allows for sixty-five (65) foot wide lots with a minimum lot area of 6,500 square feet. All three (3) lots meet or exceed the base bulk standards for width and area. The surrounding properties are zoned R-IA Single Family Residential (west of Bowers Drive), R-IB Single Family Residential (south of 148th Avenue), and B-2 Community Business District (east of Riverdale Drive). The Subject Property abuts Highway 10 to the north. The 2040 Comprehensive Plan guides the Subject Property as Low Density Residential. The surrounding properties are guided Low Density Residential (west and south of the Subect Property) and Commercial (east of the Subject Property). The proposed density of this project is 2.85 units per acre. Roads and Utilities