08-01-2016 Council Packet - Laserfiche WebLink

Home Search

1 WS – Item #1 WORK SESSION STAFF REPORT Work Session Item No. 1 Date: August 1, 2016 To: City Council From: Katie Larsen, City Planner Re: St. Clair Estates Residential Subdivision Background At the August 1, 2016 Council Work Session, staff will review in detail the variance and preliminary plat land use application for St. Clair Estates. At the August 8, 2016 City Council meeting, staff will be requesting Council action on these items. Jamie Jensen, developer, submitted a land use application for a variance and preliminary plat on May 10, 2016. The proposed development is a 35 lot single family residential subdivision located north of CSAH 34 (Birch Street) and east of Hokah Drive. The development contains one 30.47 gross acre parcel and is called St. Clair Estates. The Land Use Applications are: • Variance o Proposed cul-de-sac length exceeds design standards • Preliminary Plat Traffic Concerns The Planning & Zoning staff reports dated June 8, 2016 and July 13, 2016 detail the project. The Planning & Zoning Board opened the public hearing on June 8th and continued it to July 13th. Several residents spoke at the hearing in regards to increased traffic on Sioux Lane and Hokah Drive and the development’s lack of access to Birch Street. Per the 2011 CSAH 34 Corridor Study and Anoka County Access Spacing Guidelines, access to Birch Street is not warranted. Site constraints such as wetlands and the fact the site only abuts CSAH 34 with 80 feet of right of way that is over an open stormwater ditch also makes access to Birch Street cost prohibitive. The existing roads have structural capacity to handle an additional 334 trips per day. Spirit Hills, Shenandoah 3rd Addition and St. Clair Estates function as a 134 lot residential subdivision with 2 access intersections at Sioux Lane/Ware Road and Hokah Drive/Birch Street. The entire area also benefits from a signalized intersection at Ware Road and Birch Street.