04/13/2005 P&Z Packet - Laserfiche WebLink

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• • • Marshan Meadows page 3 It is possible that Bruggeman Homes may be able to acquire the property to the south. This would facilitate developing that site and coordinating its design with this plat. All that may include realigning the road near where the properties meet. This can be accommodated with a new preliminary plat in the future that would alter the southern lots along the road. An additional 20 ft. of right of way is being dedicated to Anoka County for Lake Drive. This will result in 60 ft. from centerline and a full 120 ft. right of way in this location. The additional right of way includes two triangles at the road intersection to accommodate future traffic signals. A right of entry will be dedicated to Anoka County to prevent direct access to Lake Drive from any of the new lots. The existing road system can accommodate the additional traffic generated by 20 new homes. However, there may need to be some improvement to Lake Drive. The existing situation includes a southbound right turn lane into Park Court, a southbound through lane, a northbound through lane, and a northbound bypass lane. In the northbound direction, the bypass lane allows vehicles to bypass vehicles turning left into the new business park. Improvements for Marshan Meadows likely will include a new right turn lane for northbound traffic. It also could include an extension of the existing bypass lane, making it a de facto through lane. The striping and new construction will have to be worked out. Anoka County will need to determine this. Lots: Under R -2 standards, the minimum single family lot area is 10,800 sf of upland. This site is within a shoreland overlay. Lots along the lake must be 20,000 sf, All lots meet the area requirements. The shoreland overlay requires a 150 ft. setback from the ordinary high water level. The plan meets this requirement. The minimum lot width for single family lots in an R -2 zone is 80 feet, with 100 feet for a corner lot. The minimum lot depth is 135 feet, with 145 for double- frontage lots. All lots meet these requirements except for one, a variance for which is discussed below. The southern lots along the road may change in the future if Bruggeman acquires the land to the south. This could be accomplished with a new preliminary plat at that time. Variance: Lot 2, Block 3 is under the minimum lot depth. Block 3 is defined by the northern property boundary and the need to align the new road with the existing Park Court on the west side of Lake Drive. In addition, the minimum lot areas for lots abutting the lake prevents the new extension of Stage Coach Trail from moving farther east. At 13,492 sf, Lot 2 is 2692 sf (25 %) over the minimum lot area of 10,800 sf. It also exceeds the minimum lot width of 100 ft. These physical factors justify a lot depth variance for Lot 2, Block 3. As stated in Section 2, Subd. 4 of the zoning ordinance, in considering all requests for variance or appeal and in taking subsequent action, the City shall make a finding of fact: a. That the property in question cannot be put to a reasonable use if used under conditions allowed by the official controls.