Consider a Request for a Comprehensive Plan Amendment, Zoning Amendment, and Preliminary Plat Related to Brookfield 8th Addition (Project #16-78); Case of Brookfield Land, LLC.

The purpose of this case is to review a development of a twenty-five (25) lot, single family residential subdivision, proposed by Brookfield Land LLC (the "Applicant"), on Outlot A, Brookfield 2nd Addition and PID #09-32-25-44-0017 (together, the "Subject Property").  The site is generally located south of Trott Brook and west of Olivine Street.  The Applicant has submitted an application for the following: Comprehensive Plan Amendment to re-guide a portion of the Subject Property from Rural Developing to Low Density Residential, Request for Rezoning a portion of the Subject Property from R-1 Residential (Rural Developing) to R-1 Residential (MUSA) and Preliminary Plat.  Additionally, the Applicant had also applied for variances to cul-de-sac length, front yard setback, and lot depth standards, which have been approved by the Planning Commission consistent with the revised Preliminary Plat.

The Applicant went before the Planning Commission on October 6th, where a public hearing was held.  The Planning Commission approved findings of fact and variances for cul-de-sac length, a a twenty-five (25) foot front yard setback for lots 15 and 16 Block 2, and Lots 1-9 (inclusive) Block 1, and lot depth for Lot 16 Block 2, and Lots 1 and 3 of Block 1. Please note that the Planning Commission denied the original request for lot depth in part, that resulted in the combination of two (2) proposed lots into one (1). The Applicant has accepted this direction and has elected not to appeal this Variance.

A reminder that Preliminary Plat approval provides entitlement to the project. If there are layout or compatibility concerns, the City Council cannot rely on the Final Plat approval. The Final Plat approval process is essentially final plans and specifications to implement a project already approved.

Staff attempted to notify all Property Owners within a 700 foot radius of the Subject Property of the Public Hearing via Standard US Mail. The Public Hearing was also published in the City's official newsletter, the Anoka County Union Herald.

Comprehensive Plan Amendment

As proposed, Brookfield 8^th Addition would result in two (2) additional lots being added to the Municipal Urban Service Area (MUSA).  Generally, it is required that adjacent communities review the proposal and provide comment; however, the proposed amendment is able to meet the necessary criteria so that adjacent community review was waived by the Metropolitan Council.  Staff is supportive of the proposed Comprehensive Amendment as the two (2) additional lots will not have an adverse effect on public safety or infrastructure. The property would be re-guided from Rural Developing to Low Density Residential.

Zoning Amendment from R-1 Residential (Rural Developing) to R-1 Residential (MUSA)

The Applicant has proposed zoning amendment for a portion of the property from R-1 Residential (Rural Developing) to R-1 Residential (MUSA).  The proposed zoning designation is in keeping with the change in land use from Rural Developing to Low Density Residential.  The City's Zoning Code/Map is the implementation tool of the Comprehensive Plan, and the two must be consistent. Staff is supportive of the proposed zoning amendment as all the other lots on the Subject Property will be served with municipal utilities.

Preliminary Plat

Generally speaking, the proposed development appears to comply with the minimum standards of the R-1 Residential (MUSA) District.  This assumption is based on approval of the Comprehensive Plan Amendment, Zoning Amendment, and Variances (previously approved in part by the Planning Commission).

As previously noted, the Planning Commission conducted a Public Hearing on October 6, 2016, and there were no written or verbal comments received.

Alternatives

Alternative 1:  Approve the Comprehensive Plan Amendment (subject to review and approval by the Metropolitan Council), the Rezoning of the Subject Property and the Preliminary Plat, contingent upon compliance with the Staff Review Letter dated September 30, 2016.  Staff believes that the proposed development is reasonable, compatible with the character of the surrounding Brookfield development, and minimizes impacts to higher quality woodlands (there is an existing Conservation and Trail Easement in place over portions of all lots that abutting Trott Brook) and wetlands.  Staff supports Alternative 1.

Alternative 2: If the City Council does not support the request for a Comprehensive Plan Amendment and/or the Rezoning of the Subject Property, then it should not approve the Preliminary Plat as it would not be entirely compliant with the Future Land Use and Zoning Maps.  The proposed development is similar in nature to the surrounding Brookfield development and is separated from the larger lots to the south and west by a large wetland complex.  Staff is not supportive of this alternative.

All costs associated with processing the Application are the responsibility of the Applicant.

The Planning Commission recommended approval of the following:

• Resolution #16-10-185: Comprehensive Plan Amendment
• Ordinance #16-10: Rezoning from R-1 Residential (Rural Developing) to R-1 Residential (MUSA)
• Resolution #16-10-188: Preliminary Plat

Motion the following, all contingent upon compliance with the Staff Review Letter dated September 30, 2016:

• Adopt Resolution #16-10-185 directing Staff to submit a Comprehensive Plan Amendment to the Metropolitan Council and Approve the Requested Comprehensive Plan Amendment for Brookfield 8th Addition contingent upon Metropolitan Council Approval.
• Introduce Ordinance #16-10 approving a Zoning Amendment for the Subject Property from R-1 Residential (Rural Developing) to R-1 Residential (MUSA).
• Adopt Resolution #16-10-188 - Approving Brookfield 8th Addition Preliminary Plat.