07/13/2016 P&Z Packet - Laserfiche WebLink

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Lookout is an existing 740 foot cul de sac. West Shadow Lake Road is an existing 7,800+ foot cul de sac with trail access on the north through Chomonix Golf Course. Black Duck Drive is an existing 5,500+ foot cul de sac. No variance shall be granted unless it meets all the criteria in paragraphs 1. through 7. below. The City shall make findings regarding compliance with these criteria. 1. The variance shall be in harmony with the general purposes and intent of the ordinance. The general purpose and intent of the Street Construction Standards ordinance is to establish standards to encourage well planned and efficient streets by establishing standards for design and construction. Cul-de-sacs lengths are limited in length for emergency access concerns. This issue is being mitigated by requiring a 10 foot wide, 7 ton emergency access from the cul-de-sac south to CSAH 34 (Birch Street). Emergency access can be obtained from the south via Birch Street in the event the north intersection at Sioux Lane is blocked. Hydrants will also be located every 300 feet for fire protection. 2. The variance shall be consistent with the comprehensive plan. The variance request is consistent with the comprehensive plan. The subject site is guided for low density residential development and the proposed residential development is consistent in regards to land use and density. 3. There shall be practical difficulties in complying with the ordinance. "Practical difficulties," as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by the ordinance. Economic considerations alone do not constitute practical difficulties. Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. There are practical difficulties in connecting Enid Trail to CSAH 34 (Birch Street) due to access spacing guidelines per Anoka County Highway Department and the 2011 CSAH 34 Corridor Study as well as existing wetlands, stormwater ponds and open ditch. The subject property also has limited right-of-way abutting CSAH 34. The property owner proposes to use the property in a reasonable manner. The subject site is guided for low density residential development and the proposed residential development is consistent in regards to land use and density. 4. The plight of the landowner shall be due to circumstances unique to the property not created by the landowner. 13