PUBLIC HEARING: Consider Ordinance #19-16 Approving Zoning Amendments for Outlot A, Alpha Development and Outlot C, Northfork

The purpose of this case is to consider two Zoning Amendments related to the 2040 Comprehensive Plan Update. Both parcels are located on the south side of Alpine Drive near Puma Street. 

The DRAFT 2040 Comprehensive Plan Update is nearing final completion. This document outlines a 20 Year Land Use Vision with plans for supporting infrastructure (transportation, water resources, parks, etc.). This plan is legally implemented by the Official Zoning Map and Zoning Code. This current case is to consider an amendment to the Official Zoning Map.

Outlot A, Alpha Development

This parcel is currently owned by AKM Farm, LLC, a subsidiary of Paxmar. There is no current formal request for development review on this parcel. The 2040 Comprehensive Plan DRAFT guides this parcel a mix of LDR - Low Density Residential (3-4 units per acre) and Medium Density Residential (4-7 units per acre).

A previous project known as Northfork Meadows was reviewed by the City in 2017 and ultimately denied. There was significant opposition from adjacent properties. During the 2040 Comprehensive Plan Update, the City Council attempted to find a compromise solution that maintained Low Density Residential with full Density Transitioning Requirements along the border with the existing neighborhood to the east while allowing smaller single-family lots internal to the site. 

The Owner desires to complete the necessary Zoning Amendment before proceeding with Preliminary Plat review. 

Outlot C, Northfork (portions of)

This parcel is currently owned by AKM Farm, LLC, a subsidiary of Paxmar. There is no current formal request for development review on this parcel. The 2040 Comprehensive Plan DRAFT guides this parcel a mix of LDR - Low Density Residential (3-4 units per acre) and Medium Density Residential (4-7 units per acre).

A previous concept known as Villas at Northfork started review in 2017, but was ultimately withdrawn after the denial of Northfork Meadows. While the project never made it through final review, there was a mix of opposition and support to the project. During the 2040 Comprehensive Plan Update process, the City Council attempted to final a compromise density transition solution that allowed Medium Density Residential (small-lot single-family) to match the Riverstone development to the east while transitioning to Low Density Residential as the site approaches the existing Northfork neighborhood. 

Staff has attempted to notify all Property Owners within 350 feet of the Subject Properties of the Public Hearing. Staff utilized the Anoka County Property Record Database for owner information. The Public Hearing was published in the Anoka County UnionHerald, the City's Official Newspaper for Public Notices. 

Alternatives

1. Recommend that the City Council adopt Ordinance as drafted. This will start the process of updating the Official Zoning Map to be consistent with the draft 2040 Comprehensive Plan Update.
2. Recommend that the City Council NOT adopt the Ordinance. This would assume that the Planning Commission is not comfortable with the land use plan. As such, the Planning Commission should in turn recommend that the City Council revise the draft 2040 Comprehensive Plan Update.
3. Recommend that the City Council adopt a revised Ordinance that slightly adjusts the future land use vision. This would also require a revision to the draft 2040 Comprehensive Plan Update.
4. Table action for additional review. Based on discussion. The Planning Commission should provide specific questions to answer. 

This case is being handled as part of a cost share between BK Development, Capstone Homes (Riverstone) and Paxmar (Outlot A, Alpha Development). 

Based on the direction of the DRAFT 2040 Comprehensive Plan Update, Staff recommends approval of the Ordinance amending the Official Zoning Map. 

If the Planning Commission is not comfortable with the amendment, it should recommend to the City Council to modify the DRAFT 2040 Comprehensive Plan Update before resubmittal to the Metropolitan Council. 

Motion to recommend that the City Council adopt Ordinance #19-16 amending the Official Zoning Map for Outlot A, Alpha Development and Outlot C, Northfork.