Review Sketch Plan for Trott Brook Property, Makowksy Addition, Case of the Excelsior Group (Project 20-103)

The purpose of this case is to review a sketch plan application from The Excelsior Group (the "Applicant") on the project generally known as "Trott Brook North" which is the area between Variolite St and Nowthen Blvd NW, north of Trott Brook. The Applicant previously proposed 55, 65, and 75 foot lots onsite, a request which was denied. The Applicant has proposed 80 foot wide lots to conform with City Council direction and City Code requirements.

 

No notification is required per the City Code for Sketch Plans; however, the City attempted to notify property owners within 700 feet of the Subject Property, as reflected in the Anoka County Property Records, of this meeting.

Summary

• Number of Lots: 270
• Developable Acreages: 124 Acres
• Zoning: R-1 MUSA (Single Family Homes)
  • 80 Foot Wide Lots
• Comprehensive Plan: Low Density Residential
• Net Density: 2.2 Units/Acre
• Dedicated Park Area: 13.4 Acres

Does it meet requirements?

• Zoning -- Yes. Minor changes are needed, but in general, all lots meet requirements.
• Comprehensive Plan -- Yes. No changes are requested.
• Parks/Trails -- Yes. The Applicant has proposed a large space with existing building, per the Parks Department request, for a large public park to generally serve the northern area of the City.

Since the proposal meets the requirements of the City Code, Staff recommends moving the project to the next step.

Staff does note that during the previous review of the project that requested smaller lots, some neighbors suggested that this area be guided for 1 Acre Lots on private well and septic. While the City can change the Comprehensive Plan and Zoning Map for the area, the City has spent considerable time with this Property Owner and the community back in 2008 to establish the current land use vision. The Owner is currently entitled to apply for this project and develop consistent with current Zoning. The City may be at some legal and financial risk if the City were to now 'downzone' the property after previously approving zoning for quarter-acre lots (80 foot wide) on municipal services. 

Next Steps

• Preliminary Plat -- Construction documents, grading plan, park and trail plan, stormwater plan. Approvals give entitlement to the project.
• Final Plat -- Legal documents that are recorded at the County. Typically only a small number of the lots onsite (for phasing), allows for permits to be applied for.

The Applicant is responsible for all costs associated with project review.

Staff recommends that the Planning Commission direct the Applicant to move forward with developing a formal preliminary plat, compliant with all City Code standards. Staff's review outlines minor adjustments to the plan that shall be required in order to achieve full compliance with Zoning Code. The overall project complies with Zoning Code. 

No formal action required. Recommend that the Applicant move to the preliminary plat phase.