County Zone Change 674 – Alexander Road – A zone change request from Agriculture-Open Space (A-1) to Agriculture Suburban (A-S) on lots 1 through 8 of Spring Hill Acreage Tracts, Tracts 1 & 2 of C/S 1245, and Tracts 1 and 2 of C/S 1411, a total area of 27.626 acres of land. A pre-application neighborhood meeting was held on April 23, 2016, at 2717 Alexander Road. Tax IDs: D04993, D04994, D04995, C05516 & C05517.
Presented by Nicole Cromwell, Zoning Coordinator.

The Planning Division recommends approval and adoption of the findings of the 11 criteria for Zone Change 674.

OWNER: Beth Degenhart, Laura Degenhart, Steve & Linda Degenhart
AGENT: Beth Degenhart
LEGAL DESCRIPTION: Lots 1 through 8 of Spring Hill Acreage Tracts, Tracts 1 & 2 of C/S 1245, and Tracts 1 and 2 of C/S 1411
ADDRESS: Multiple addresses on Alexander Road
CURRENT ZONING: Agriculture-Open Space (A-1)
EXISTING LAND USE: Agricultural land, single family homes
PROPOSED USE: Same
SIZE OF PARCEL: Total area  27.626 acres

None.

Subject Property: The properties subject to this application are in the A-1 zoning district and this was the original zoning of the properties (November 1973). All of the lots are less than 10 acres in area so they are legally non-conforming to the required minimum lot area for this zoning district.

Surrounding Property: Property to the west and south of the subject properties was changed from A-1 to R-150 in June 1975. Property further west and north of Riveroaks Drive was changed from A-1 to R-96 in 1979 and 1980. Cornerstone Meadows Subdivision to the east was changed from A-1 to A-S in June 2003. Two subsequent zone changes in the subdivision changed most of the A-S zoning to R-96 , R-150, and Public zoning.

NORTH:	Zoning: A-1 Land Use: Agricultural land
SOUTH:	Zoning: A-1 Land Use: Low density residential and agricultural land
EAST:	Zoning: A-1 Land Use: Low density residential and agricultural land
WEST:	Zoning: A-1 & R-150 Land Use: Low density residential and agricultural land

The applicants are submitting this zone change from A-1 to A-S to allow additional lots of 1-acre to be created in the near future. The Billings Heights Water District is expanding its water service lines in the street (Lake Elmo Road) and out to Highway 87 N along Alexander Road. The current zoning will not allow the owners to create lots small enough to be served by Billings Heights Water District. The original zoning applied to these lots in 1973 required a 10-acre minimum lot area so all of the subject lots became legal nonconforming lots of record. The total area of the 5 lots included in this application is 27.626 acres. There are 3 existing residences among the 5 lots including 2931 Lake Elmo Road, 3035 Lake Elmo Road, and 2717 Alexander Road. The applicants do not intend, at this time, to create the maximum number of new lots under the proposed zoning.

The surrounding area is primarily low density residential uses as well as active agriculture including grazing, hay production, raising livestock, a community garden, and keeping horses. The land is situated between the BBWA Canal to the north and Five Mile Creek to the south. Access to the property is from Highway 87 North via Alexander Road. Lake Elmo Road is not connected to the south. Surrounding properties requested zoning changes in 1975, 1979, 1980, 2003, 2007 and 2008. Only one of those requests was denied in 2007 for Cornerstone Meadows Subdivision. The proposal was amended and eventually approved in 2008. All of the remaining requests were to up-zone the land from A-1 to a higher density residential use. The proposed zoning, A-S, for these parcels will keep the agricultural use of the property as the primary use, but allow residential development on lots of 1-acre or more.

The Planning Division has reviewed the application and is recommending approval based on the proposed findings of the 11 criteria for this zone change. The 2008 Growth Policy encourages compatible development in existing neighborhoods. The primary use of the property will not change with the proposed A-S zoning, since the existing and proposed zoning have agricultural use as the primary use of property with residences allowed in both zones. The property owners have existing homes and agriculture uses on the property. The intent of the zone change is to create lots smaller than 10 acres to allow access to Billings Heights Water. The property owners would need to petition to annex to the Billings Heights Water District. The proposed zoning will promote health and welfare by allowing the owners to access clean public drinking water for their existing homes. The new zoning does consider the character of the area and the zoning is appropriate for the current and proposed uses of the property.

Planning staff recommends approval and adoption of the findings of the 11 criteria for Zone Change 674.