Introduce Ordinance #20-06 Approving Zoning Amendment of Part of Subject Property from R-1 Residential (MUSA) District to R-1 Residential (Detached Villa) District  (Project #20-104 Northfork Meadows); Case of AKM Farm, LLC (Paxmar)

The purpose of this case is to consider a requested rezoning of a 30.5 acre parcel located generally east of Puma Street and South of Alpine Drive. The Applicant is seeking to rezone a portion of the property from the R-1 Residential (MUSA) District to the R-1 Residential (Detached Villas) District.  As previously directed by the City Council as part of the 2040 Comprehensive Plan Update, generally speaking the eastern and southern portion of the property will remain within the R-1 Residential (MUSA) District for the purposes of developing lots which are a minimum of 80 feet wide and serve as density transitioning.  The remainder of the property would be rezoned to the R-1 Residential (Detached Villas) District for the purposes of developing lots which are a minimum of 65 feet wide.

The City previously reviewed this case at the December 5, 2019 Planning Commission meeting.  The Planning Commission recommended introduction of Ordinance 19-16 that would have rezoned the Subject Property as it is currently being requested.  Staff brought a revised Ordinance before the Planning Commission and now the City Council due to the change in the calendar year and the need to adopt the ordinance in the same calendar year as it is introduced.  For the sake of transparency City Staff noticed this action for another public hearing; however, the requested rezoning is no different than what was considered at the December 5, 2019 Planning Commission meeting.

It is hereby noted that the Developer has, however, attempted to propose a different Zoning Amendment that reverts back to previous discussions that were not supported by the City Council. The Developer has asked for the City to approve a Zoning Amendment that would allow for 80 foot wide lots only on the eastern border abutting an existing residential neighborhood; the rest would be 65 foot wide lots. For full clarity, Staff only supports the scenario whereby 80 foot wide lots are on the eastern and southern border, not just the eastern border. The Ordinance has been structured to support Staff's Recommendation, not the Developer's request.

Staff published the Notice of Public Hearing in the Anoka County UnionHerald. City Staff also attempted to notify all property owners within 700 feet of the Subject Property, of the request by U.S. Mail of the May 7, 2020 Public Hearing. Please note the meeting and public hearing was held at a fully online Planning Commission meeting due to Covid-19.

Notification is not required for this current step and has not been provided.

Observations

The Applicant has only requested consideration of the proposed rezoning at this time.  The Applicant has indicated a desire to wait on any preliminary plat application until after the City considers the rezoning request. The proposed split rezoning between R-1 Residential (MUSA) District and R-1 Residential (Detached Villa) District shown in the previously reviewed sketch plan complies with the City's Future Land Use Map as shown in the 2040 Comprehensive Plan which is currently being reviewed by the Metropolitan Council. 

City Staff have coordinated a number of public workshops on this project dating back to 2017 allowing for a number of opportunities for interested members of the public to provide their input and shape the project. The City Council was supportive of an "L Shaped" rezoning, with the larger, 80-foot wide lots along the eastern and southern boundaries. The Applicant submitted a revised sketch plan that showed larger, 80-foot wide lots along only the eastern boundary. The Planning Commission and Staff are not supportive of this alternative and has written the case in favor of the L shaped rezoning as was previously discussed with the City Council, members of the public, and Planning Commission through a multi-years engagement process. Staff feels this is a reasonable compromise and provides a transition from existing lots to Capstone's Riverstone neighborhood.

The City received input from members of the public throughout this process, and in late 2019 were generally supportive of the rezoning, with the larger lots abutting existing single family homes and the smaller lots nearer to Riverstone.

Alternatives

Alternative 1 - Introduce Ordinance #20-06 Rezoning portions of the Subject Property from R-1 Residential (MUSA) District to R-1 Residential (Detached Villa) District  previously directed by the City Council in 2019. The proposed rezoning is consistent with the City's Future Land Use guidance for the parcel as shown in the 2040 Comprehensive Plan. The 2040 Comprehensive Plan is currently being reviewed by the Metropolitan Council.  Rezoning would be contingent upon final adoption of the 2040 Comprehensive Plan by the City Council.  The Planning Commission and Staff are supportive of Alternative 1.

Alternative 2 - Do not introduce Ordinance #20-06 Rezoning the Subject Property from R-1 Residential (MUSA) to R-1 Detached Villa as shown in the previously submitted sketch plan.  The proposed rezoning is consistent with the City's Future Land Use Map City's 2040 Future Land Use Map. This scenario would require an amendment to the City's Comprehensive Plan.

All costs associated with this request are the responsibility of the Applicant.

The Planning Commission recommended that the City Council adopt Ordinance #20-06 approving the requested Zoning Amendment of Part of Subject Property from R-1 Residential (MUSA) District to R-1 Residential (Detached Villa) as reflected in the 2040 Comprehensive Plan.

Motion to introduce Ordinance #20-06 approving the requested Zoning Amendment of part of Subject Property from R-1 Residential (MUSA) District to R-1 Residential (Detached Villa) District.