PUBLIC HEARING: Consider Resolution #20-055 Approving Preliminary Plat for The Preserve at Northfork (Project #19-147): Case of BK Land Development

The purpose of this case is to consider a proposed Preliminary Plat for a single family detached residential project called The Preserve at Northfork.  This is the second stage in the development process for this project following the Applicant going through the Sketch Plan phase with the City.  If approved, the Preliminary Plat provides entitlement to the land and the last step would be the Final Plat (construction documents) and legal documents. This is a key step in the development process.

Staff published the Notice of Public Hearing in the Anoka County UnionHerald. City Staff also attempted to notify all property owners within 700 feet of the Subject Property, of the request by U.S. Mail.

Land Use (Comprehensive Plan)

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). The Medium Density Residential section would abut the Riverstone Neighborhood.

This proposal requires a Zoning Amendment from Planned Unit Development (PUD) to R-1 Residential (MUSA - Detached Single Family Homes) 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. Neighbors were generally supportive of the rezoning, and the Planning Commission recommended approval of the rezoning and the City Council introduced Ordinance 20-02 rezoning the Subject Property from Planned Unit Development (PUD) to R-1 Residential (MUSA) and R-2 Residential (Detached Villa).

The Planning Commission previously reviewed the proposed Rezoning request and held the required public hearing in association with the proposed Ordinance rezoning the Subject Property as outlined above.

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.

R-2 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 4.2 units per acre.

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).

Preliminary Plat Process

The Applicant has satisfied the sketch plan phase of the Preliminary Plat process outlined by City Ordinance.  The Applicant has now moved forward with a request for Preliminary Plat approval. The submitted Preliminary Plat is generally consistent with the sketch plan reviewed by the City with the largest revision being the addition of another stormwater pond along Alpine Drive.  Previously that land was shown to be developed as 80 foot wide traditional single family homes.  As proposed the Preliminary Plat appears to adhere to the requirements of the City's Ordinance with some revisions identified by Staff in the Staff Review memo/changemarks.

Alternatives

Alternative 1: Recommend adoption of Resolution #20-055 Approving Preliminary Plat for The Preserve at Northfork (Project #19-147): Case of BK Land Development contingent upon formal adoption of Ordinance #20-02 rezoning the Subject Property and adoption of the City's 2040 Comprehensive Plan and compliance with Staff Review and approval of plans by the City Engineer. 

Alternative 2: Recommend to not adopt Resolution #20-055 Approving Preliminary Plat for The Preserve at Northfork (Project #19-147): Case of BK Land Development.  The proposed development appears consistent with City Ordinance and the sketch plan for the project previously received support from both the Planning Commission and City Staff. 

All costs associated with this request are the responsibility of the Applicant.

Staff recommends adoption of Resolution #20-055 approving Preliminary Plat for The Preserve at Northfork, contingent upon formal adoption of the City's 2040 Comprehensive Plan, formal adoption of Ordinance #20-02 rezoning the Subject Property, the Applicant providing a trail connection to the Riverstone Development in the southeast corner of the proposed preliminary plat, and compliance with staff review and approval of plans by the City Engineer.

Motion to recommend that the City Council adopt Resolution #20-055 approving Preliminary Plat for The Preserve at Northfork as outlined in the resolution.