Consider Multiple Requests related to the Preserve at Northfork (Project #19-147): Case of BK Land Development

1. Motion to adopt Ordinance #20-02 Approving Zoning Amendment from Planned Unit Development (PUD) to R-1 Residential (MUSA) District and R-2 Residential (Detached Villa) District
2. Motion to adopt Resolution #20-055 Approving Preliminary Plat

The purpose of this case is to review an application from BK Land Development (the "Applicant") for Rezoning and Preliminary Plat approval for the development known as Preserve at Northfork.  The proposed development would be on the site generally known as PID 19-32-25-41-0004, which is south of Alpine Drive and west of Puma Street and the Riverstone (Capstone) Development Project (the "Subject Property").

The Applicant has proposed 61 villa style lots (50 foot wide, R-2 Residential (Detached Villa) District) and 29 single family lots (80 foot wide lots, R-1 Residential (MUSA) District) for a total of 90 lots.  This is a reduction in 6 lots from the sketch plan that was previously reviewed by the City at time of Sketch Plan Review.  The Applicant eliminated 6 single family 80 foot wide lots to accommodate an additional stormwater pond adjacent to Alpine Drive.

Approximately 12.2 acres will be dedicated to the villas, approximately 9.2 acres will be dedicated to the single family lots and approximately 7 acres dedicated as outlots for stormwater management. The property is currently zoned Planned Unit Development (PUD) and the proposal will require a rezoning to R-1 Residential (MUSA) District and R-2 Residential (Detached Villa) District.

The Planning Commission held a public hearing on the preliminary plat at its meeting on May 7, 2020.  Notice of that public hearing was sent via Standard US Mail to Property Owners within 700 feet of the Subject Property, as reflected by Anoka County Property Records. 

Additionally, public notifications for sketch plan and rezoning requests have been sent regarding this project via Standard US Mail to Property Owners within 700 feet of the Subject Property, as reflected by Anoka County Property Records. 
 

Land Use (Comprehensive Plan) and Zoning

As part of the draft 2040 Comprehensive Plan, a dual designation is proposed on this parcel. Generally speaking, the eastern half of the property is proposed to be guided as Medium Density Residential (4-7 units per acre) and the western half of the property is proposed to be guided as Low Density Residential (3-4 units per acre). 

This proposal requires a Zoning Amendment from Planned Unit Development (PUD) to R-1 Residential (MUSA) District and R-2 Residential (Detached Villa) District. The Planning Commission held a public hearing for the rezoning on December 5, 2019, as well as a workshop prior to the meeting. Minutes from the meeting are attached. Neighbors were generally supportive of the rezoning, and the Planning Commission recommended approval of the rezoning.

R-1 Residential (MUSA) District (Low Density Residential)

The Applicant has proposed that the western half of the property has traditional 80-foot wide detached single family homes. The proposed lots in this area appear to meet all of the requirements of Section 117-111 (R-1 Residential District). This residential zoning allows a density at a maximum of 3 units per acre and generally requires detached homes; staff has calculated the density at approximately 2.3 units per acre.

R-2 Residential (Detached Villas) District (Medium Density Residential)

The Applicant has proposed that the eastern portion of the property have detached villas with 50-foot wide lots. The proposed lots in this area appear to meet all of the requirements of Section 117-112 (R-2 Residential District) which allows a density from 4 - 7 units per acre. Staff has calculated the density at approximately 4.2 units per acre.

This subdistrict of the R-2 Residential District was recently created to allow for detached medium density single-family units (detached townhomes), but not attached medium density single-family residential units (attached townhomes).

Preliminary Plat Process
The Applicant has satisfied the sketch plan phase of the Preliminary Plat process outlined by City Ordinance.  The Applicant has now moved forward with a request for Preliminary Plat approval. The submitted Preliminary Plat is generally consistent with the sketch plan reviewed by the City with the largest revision being the addition of another stormwater pond along Alpine Drive.  Previously that land was shown to be developed as 80 foot wide traditional single family homes.  As proposed the Preliminary Plat appears to adhere to the requirements of the City's Ordinance with some revisions identified by Staff in the Staff Review memo/changemarks.

Rezoning Process
The Property is currently zoned as Planned Unit Development (PUD).  This was originally part of the Northfork PUD with 1 acre lots on private well and septic. The Applicant is requesting that the Subject Property be rezoned to a split zoning of generally the western half being zoned R-1 Residential District (MUSA) and the generally eastern half being zoned R-2 Residential (Detached Villa) District.  This requested rezoning is consistent with the City's Future Land Use plan as shown in the City's 2040 Comprehensive Plan.  The 2040 Comprehensive Plan is currently being reviewed by the Metropolitan Council.  The City Council introduced Ordinance 20-02 Rezoning the Subject Property as described at its meeting on January 14, 2020 and the Ordinance is now available to be formally adopted.

Alternatives

Alternative 1: Adopt Ordinance #20-02 approving a Zoning Amendment on the Subject Property from Planned Unit Development (PUD) to R-1 Residential (MUSA) District and R-2 Residential (Detached Villas) District as well as adoption of Resolution #20-055 Approving Preliminary Plat for The Preserve at Northfork (Project #19-147): Case of BK Land Development contingent upon formal adoption of the City's 2040 Comprehensive Plan and compliance with Staff Review and approval of plans by the City Engineer.  Staff will provide the recommendation of the Planning Commission. Staff is supportive of Alternative 1.

Alternative 2: Do not Adopt Ordinance #20-02 approving a Zoning Amendment on the Subject Property from Planned Unit Development (PUD) to R-1 Residential (MUSA) District and R-2 Residential (Detached Villas) District as well as do not adopt Resolution #20-055 Approving Preliminary Plat for The Preserve at Northfork (Project #19-147): Case of BK Land Development.  The proposed development appears consistent with City Ordinance and has received support from the Planning Commission. 

The Applicant is responsible for all costs related to this request. 

At their May 7, 2020 Meeting, the Planning Commission recommended adoption of Ordinance #20-02 approving a Zoning Amendment on the Subject Property from Planned Unit Development (PUD) to R-1 Residential (MUSA) District and R-2 Residential (Detached Villas) District as well as adoption of Resolution #20-055 Approving Preliminary Plat for The Preserve at Northfork (Project #19-147): Case of BK Land Development contingent upon formal adoption of the City's 2040 Comprehensive Plan and compliance with Staff Review and approval of plans by the City Engineer.

(Motion 1/2): Motion to waive the City Charter requirement that the Ordinance be read aloud and adopt Ordinance #20-02 approving a Zoning Amendment on the Subject Property from Planned Unit Development (PUD) to R-1 Residential (MUSA) District and R-2 Residential (Detached Villas) District.

Roll Call Vote:

Councilmember Musgrove
Councilmember Specht
Councilmember Kuzma
Councilmember Heinrich
Councilmember Menth
Councilmember Riley
Mayor LeTourneau

(Motion 2/2): Motion to adopt Resolution #20-055 Approving Preliminary Plat for The Preserve at Northfork (Project #19-147).