Consider Multiple Actions Related to Harvest Estates 2nd Addition; Case of Meadow Creek Builders

• Introduce Ordinance #19-04 Amending Official Zoning Map
• Adopt Resolution #19-025 Approving Preliminary Plat and Rezoning for Harvest Estates 2nd Addition

The purpose of this case is to review a preliminary plat application for a fifteen (15) lot residential subdivision. The Applicant has proposed to subdivide the approximately six and a half (6.5) acre parcel into fifteen (15) single family lots serviced by City utilities.  The site is generally located at the site of the old municipal center, east of Nowthen Boulevard and south of Alpine Drive. The lot is legally described as Lot 25, Block 1 Harvest Estates (the "Subject Property").

The proposed lots are 65-feet wide; a separate case is handling the proposed creation of a new zoning district(s). This case also includes a zoning amendment (map) to rezone the Subject Property from R-1 Residential (MUSA) to R-1A Residential (MUSA). This would rezone the property to a new residential zoning ditsrict allowing 65 foot-wide lots.

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. The Planning Commission met and held the public hearing on February 7, 2019. Staff received written comments that are included as an attachment to this case.

Preliminary Plat
Summary: The proposed preliminary plat shows 15 detached villas. The proposal does not meet all of the current R-1 Residential (MUSA) District standards, but the proposed lot sizes are becoming more popular. With that in mind, Staff has prepared an ordinance amendment creating a new Zoning District to accomodate these lot types. The proposed gross density of the project is ~3 units/acre, which meets the R-1 Residential (MUSA) District requirements. 14 of the 15 homes are accessed off 152nd Ln and 152nd Circle, 1 home is accessed off Krypton Terrace. The Subject Property is zoned R-1 Residential (MUSA) District (subject to the Zoning Amendment referenced above).

Roads/Connection: The preliminary plat shows the access off Nowthen Blvd remaining. Staff worked with the Development Review Committee and has requested that the developer maintain this access to driveable levels while grading and construction occur. Staff will finalize a decision on this access at time of Final Plat.

Tree Preservation: When the original Harvest Estates plat was reviewed, it included a Tree Inventory, Preservation, and Landscape Plan.  The proposed 2nd Addition appears to comply with the approved Tree Preservation Plan.  The EPB did review these items as part of their January meeting and recommended exploring if any of the existing, mature trees along the boundary of proposed Lots 1-6 and the existing homes at the north end of 152nd Court could be saved, as they did not appear to be impacted by the actual house pads.  In reviewing this with the Engineering Division, there will be some significant grading in this area for drainage and stormwater pond purposes.  The amount of grade change and therefore root impacts would be too significant to preserve these trees. The Planning Commission recommended approval of the Preliminary Plat contingent upon additional trees in the rear yards of the homes on the south side of the road.

Zoning Amendment
The Planning Commission recommended approval of the Preliminary Plat for Harvest Estates and the proposed ordinance amendments (separate case).  The City Council can approve the Preliminary Plat contingent upon approval of the ordinance amendments. The proposed preliminary plat meets the requirements of the proposed, new Detached Villa code section.

All costs associated with processing the land use application are the responsibility of the Applicant. The project does include a real estate transaction with the City.

The Planning Commission recommended the City Council introduce Ordinance #19-04 rezoning the subject property and approve Resolution #19-025 approving the preliminary plat for Harvest Estates 2nd Addition, contingent upon adoption of the Zoning Amendment (Ordinance #19-02).

Motion to Introduce Ordinance #19-04 Amending Official Zoning Map and Adopt Resolution #19-025 Approving Preliminary Plat for Harvest Estates 2nd Addition, contingent upon adoption of Ordinance #19-02.