Introduce Ordinance #20-02 Approving Zoning Amendment for Outlot C, Northfork and Review Sketch Plan (Project No. 19-147); Case of BK Land Development

The purpose of this case is to review an application from BK Land Development (the "Applicant") for a sketch plan for the site generally known as PID 19-32-25-41-0004, south of Alpine Drive and west of Puma Street and the Riverstone (Capstone) Development Project (the "Subject Property"). The Applicant has proposed 61 villa style lots (50 foot wide, R-2 zoning) and 35 single family lots (80 foot wide lots, R-1 MUSA) for a total of 96 lots. Approximately 18.5 acres will be dedicated to the villas, while the remaining 15 acres will be dedicated to the single family lots. The property is currently zoned Planned Unit Development (PUD) and the proposal will require a rezoning to R-1 Residential (MUSA) and R-2 Residential (Detached Villa).

Notifications of this proposal (for the December 5, 2019 workshop and public hearing) were sent via Standard US Mail to Property Owners within 700 feet of the Subject Property, as reflected by Anoka County Property Records. Notification is not required for this step and has not been provided. 

Land Use (Comprehensive Plan) and Zoning

As part of the draft 2040 Comprehensive Plan, a dual designation is proposed on this parcel. Generally speaking, the eastern half of the property is proposed to be guided as Medium Density Residential (4-7 units per acre) and the western half of the property is proposed to be guided as Low Density Residential (3-4 units per acre). 

This proposal requires a Zoning Amendment from Planned Unit Development (PUD) to R-1 Residential (MUSA) and R-2 Residential (Detached Villa). Staff held a public hearing for the rezoning on December 5, 2019, as well as a workshop prior to the meeting. Minutes from the meeting are attached. Neighbors were generally supportive of the rezoning, and the Planning Commission recommended approval of the rezoning.

R-1 Residential (MUSA) District (Low Density Residential)

The Applicant has proposed that the western half of the property has traditional 80-foot wide detached single family homes. The proposed lots in this area appear to meet all of the requirements of Section 117-111 (R-1 Residential District). This residential zoning allows a density at a maximum of 3 units per acre and generally requires detached homes; staff has calculated the density at approximately 2.3 units per acre. Staff does not anticipate any issues with the density but has requested an official calculation.

R-1 Residential (Detached Villas) District (Medium Density Residential)

The Applicant has proposed that the eastern portion of the property have detached villas with 50-foot wide lots. The proposed lots in this area appear to meet all of the requirements of Section 117-112 (R-2 Residential District) which allows a density from 4 - 7 units per acre. Staff has calculated the density at approximately 4 units per acre. A detailed calculation has been requested, though Staff does not anticipate any concerns with the density.

This subdistrict of the R-2 Residential District was recently created to allow for detached medium density single-family units (detached townhomes), but not attached medium density single-family residential units (attached townhomes).

Process - Sketch Plan

Per City Code Section 117-588, the Sketch Plan is the first step of a Major Plat. This allows the Applicant to get high level feedback on the proposal and direction before moving forward with a preliminary plat.

1. Sketch Plan – Planning Commission
2. Preliminary Plat and Site Plan – Planning Commission + City Council
3. Final Plat – City Council

Staff generally believes that the Sketch Plan conforms to appropriate Zoning Codes (pending Zoning Amendment), and the Planning Commission recommended the Applicant move forward with development of preliminary plat plans contingent upon the rezoning of the Subject Property. If the project moves forward with development of a preliminary plat, there will be an additional public hearing at a future Planning Commission meeting. Staff has attempted to give the public numerous opportunities to weigh in on the proposal thus far, but wants to note that there are future opportunities as well.

Alternatives

Alternative 1: Introduce Ordinance #20-02 and recommend the Applicant move forward with preparing a preliminary plat that includes staff feedback and  This project generally meets the guidance of the DRAFT 2040 Comprehensive Plan and appears to meet the base requirements of the R-1 Residential (MUSA) District and R-2 Residential (Detached Villas) District respectively. The Applicant has worked with City Staff to modify the proposal to better fit with City goals and regulations. This direction would require Staff Approval of the incomplete items before preparing Preliminary Plat materials. Staff is supportive of this alternative.

Alternative 2: Do not introduce Ordinance 20-02 and recommend the Applicant not move forward with preparing a preliminary plat. This would mean that the Planning Commission is generally not supportive of the project. If choosing this option, Staff recommends providing specific findings on why the City Council would not support this project. Since this project does require a Zoning Amendment, the City does have broad discretion to deny the request if desired.

The Applicant is responsible for all costs related to this request. 

The Planning Commission recommends Alternative 1 based on guidance within the Draft 2040 Comprehensive Plan and comments from the public. This includes the Applicant moving forward with preliminary plat creation and the City Council introducing Ordinance #20-02 Rezoning the Subject Property to align with the DRAAFT Comprehensive Plan.

Motion to introduce Ordinance 20-02 approving a Zoning Amendment on the Subject Property from Planned Unit Development (PUD) to R-1 Residential (MUSA) District and R-2 Residential (Detached Villas) District and direct the Applicant to move forward with developing a Preliminary Plat.