Review Sketch Plan for Northfork Meadows, Case of Lennar (Project 20-135)

The purpose of this case is to review a Sketch Plan for an 88 lot residential subdivision on a 30.5 acre parcel located generally east of Puma Street and South of Alpine Drive. Per previous approved Zoning Amendment by the City, the Applicant has proposed a mix of 65-foot wide lots (47) and 80-foot wide lots (41) on the property. The overall net density of the proposal is approximately 3.38 units per acre.

Since this project went through extensive public engagement and public hearings already, Staff has recommended that this case be placed on the Planning Commission's Consent Agenda. The purpose of this case is to ensure that previous steps ensure compliance with procedural requirements of City Code as well as identify the fact that the Developer and Project Engineer have changed. There are no material changes to previous direction, and this step will help document that the new Developer understands previous direction. 

Staff sent notices of the meeting via Standard US Mail to residents within 700 feet of the proposed development, as indicated by the Anoka County Property Records, notifying them of this meeting. While City Code requires public notification of this step, a Public Hearing is not required. A Public Hearing will be required with the Preliminary Plat. 

Summary

• Total Lots: 88
• 65 Foot Wide Lots: 47
• 80 Foot Wide Lots: 41
• Density (Net): 3.38 Units/Acre
• Site Area: 33.5 Acres

The Planning Commission and City Council have previously seen this proposal from Paxmar (AKM Farm, LLC) related to the previously approved rezoning of the Subject Property. The proposals for this property span approximately three (3) years, and the attached Sketch Plan appears to be consistent with the City Council's directed vision for this site.

Zoning
The Subject Property is currently zoned R-1 Residential MUSA District (80 foot wide lots) on the south and east lot boundaries and R-1 Residential Detached Villa District (65 foot wide lots) on the north and west. Generally speaking, the eastern and southern portion of the property are located in the R-1 Residential (MUSA) District for the purposes of developing lots which are a minimum of 80 feet wide and serve as density transitioning to adjacent residential lots. The rezoning and Comprehensive Plan Amendment were previously processed as directed as directed by the City Council as part of the 2040 Comprehensive Plan Update.

The proposal appears to generally meet the requirements of each zoning district and the Comprehensive Plan.

Staff Comments
The City's Engineering Department has noted a few items for the Applicant. There were no major comments at this time. A full wetland delineation will be required, with an additional 16.5 foot easement fully encumbering the wetland. Additionally, a tree preservation plan (with full tree survey) and landscape plan will be required.

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. 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.

City Code Sections

• Section 117-111: R-1 Residential (Existing and Proposed Zoning)
• Section 117-588: Major Plat
• Section 117-614: Subdivision Design Standards

The Applicant is responsible for all costs associated with review.

Staff recommends that the Planning Commission direct the Applicant to prepare a Preliminary Plat.

Direct the Applicant to prepare a Preliminary Plat.