08-22-2016 Council Packet - Laserfiche WebLink

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2 Cul-de-sacs lengths are limited in length for emergency access concerns. This issue is being mitigated by requiring the construction of 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. The cul de sac length and mitigating emergency access trail have been reviewed and approved by the Lino Lakes Public Safety Department, City Engineer, City staff and City Council. 2. The variance shall be consistent with the comprehensive plan. The variance is consistent with the goals and policies of the comprehensive plan in regards to resource management, land use, housing, transportation and utilities as detailed in the June 8, 2016 and July 13, 2016 Planning & Zoning staff reports and August 22, 2016 Council staff report. 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 Anoka County Highway Department Access Spacing Guidelines and the 2011 CSAH 34 Corridor Study. Other practical difficulties include existing structures, 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. The plight of the landowner is due to circumstances unique to the property and was not created by the landowner. The developer is proposing to purchase and develop an existing lot of record platted in 2004. 5. The variance shall not alter the essential character of the locality. The variance does not alter the essential character of the locality. The adjacent properties are residential subdivisions, Anoka County Regional Park and Rice Lake Elementary School. 6. A variance shall not be granted for any use that is not allowed under the ordinance for property in the zoning district where the subject site is located.