PUBLIC HEARING: Consider Preliminary Plat and Zoning Amendment for Lynwood Subdivision on PID # 20-32-25-44-0003 (Project No. 21-122); Case of Lennar

The City has received an application for a Preliminary Plat and Zoning Amendment from Lennar (the "Applicant") for a proposed residential subdivision located on PID # 20-32-25-44-0003 and generally described as being west of Armstrong Boulevard, north of Bunker Lake Boulevard, and south of 151st Lane (the "Subject Property").  The Planning Commission considered a Comprehensive Plan Amendment related to this project at their July 22, 2021 meeting.

The City attempted to notify all property owners, as reflected in the Anoka County Property Records, within 700 feet of the Subject Property of the request by U.S. Mail.

Project Overview
The Subject Property is approximately thirty-four (34) acres in size.  The Applicant is proposing a residential subdivision that includes a mix of single family lots in the northwestern portion and attached townhomes in the remainder of the Subject Property.  The single family residential portion would have a density of three (3) units per acre and the attached townhome portion would have a density of approximately six (6) units per acre. 

Comprehensive Plan
The Subject Property is guided as High Density Residential (HDR) in the 2040 Comprehensive Plan.  On July 22, 2021, the Planning Commission reviewed the Applicant's request for a Comprehensive Plan Amendment (CPA) to re-guide the Subject Property to Medium Density Residential (MDR).  The Planning Commission recommended approval of the CPA, noting that the project seemed to transition better to the existing single family residential neighborhoods to the north and west (which are zoned and guided as Rural Developing).

After the Planning Commission meeting in July, Staff received some high level feedback from Metropolitan Council staff on the requested CPA.  They noted that reducing the acreage guided as HDR would impact the City's eligibility for Livable Communities Act funds, which the City has been a net recipient of over the years.  Thus, the request was brought forward to City Council for direction (proceed as requested or attempt to identify other lands that could be re-guided to HDR) on August 10, 2021.  The City Council also supported the CPA, but did direct Staff to identify potentially suitable land to re-guide as HDR so as not to jeopardize the City's eligibility for LCA funds.  The City Council will again be considering this aspect of the project at their meeting on August 24, 2021.

Zoning 
The Subject Property currently has a split zoning.  Approximately six (6) acres in the northwest corner (adjacent to the existing single family neighborhoods zoned and guided as Rural Developing) is zoned R-1 Residential (MUSA) - 80 (allows a density range of 2.5 - 3.0 units per acre).  The remainder of the site is zoned R-3 Residential (High Density) (allows a density range of 8.0 to 15.0 units per acre).  The Applicant is seeking a Zoning Amendment to rezone the northwestern 6 acres to R-1 Residential (MUSA) - 65 (allows a density range of 2.5 - 4.0 units per acre) and the remainder of the Subject Property to R-2 Residential (Medium Density) (allows a density range of 4.0 - 7.0 units per acre).

When the City Council contemplated the CPA, they provided some general feedback on the project as well.  As previously noted, the City Council was generally supportive of the CPA, but, they preferred to see the single family residential portion of the Subject Property remain as R-1 Residential (MUSA) - 80 (the current zoning designation).  They thought that represented a better transition to the existing single family residential neighborhoods to the north and west.

Bulk Standards
Single Family Lot
The table below outlines the proposed bulk standards and the minimum requirements for each of the two zoning districts (both for the 65-foot and 80-foot wide districts).  Regardless of whether a Zoning Amendment is approved or not, certain modifications to the Preliminary Plat will be necessary.

Standard	Proposed	R-1 Residential (MUSA) - 65	R-1 Residential (MUSA) - 80
Lot Size	> 0.15 acres	0.15 acres	0.25 acres
Lot Width	65 feet	65 feet	80 feet
Front Setback	25 feet	25 feet	30 feet
Side Setback	7.5 feet	5 feet	5 feet
Side (Corner) Setback1	15 feet	25 feet	30 feet
Rear Setback	20 feet	20 feet	30 feet

^{1 Does not appear to impact any lots, but the standard should still be updated to match the requirement.}
Attached Townhomes
The table below outlines the proposed bulk standards and the minimum requirements for the R-2 Residential (Medium Density) District.  Modifications to the Preliminary Plat are required to ensure compliance with the minimum standards.

Standard	Proposed	R-2 District Requirement
Setback from Private Road and public road right of way	25 feet	25 feet
Setback from Exterior Development Boundary	30 feet	30 feet
Building to Building Setback	25 feet	20 feet

Streets and Access
As the Planning Commission may recall, the Sketch Plan proposed a single, long (~2,100 feet) cul-de-sac to service this entire subdivision.  The Applicant has continued to refine the Preliminary Plat in response to both Staff and the Planning Commission's concerns with that original configuration.  Staff met internally to review the potential of utilizing a portion of Fire Station #1 to accommodate a second access into the subdivision.  However, due to the location of the septic system, geothermal wells, and a planned future expansion to the building, it was determined that this is not a viable option.

The Applicant has provided an updated Site Plan that now includes a second access from Armstrong Boulevard.  City Staff sent this to Anoka County Highway staff for feedback.  The second access does not meet current spacing guidelines for a County Highway; however, Anoka County Highway staff acknowledged the City's concerns about a single point of access serving this many homes and have noted they think a solution can be found.  They did state that any potential second access would need to be a right in, right out only, must include a triangular, raised concrete median (pork chop) to reinforce the right in, right out access, and would also require a right turn lane for southbound traffic on Armstrong Boulevard.

While Anoka County Highway has not provided formal approval, they are continuing to work with the City to find a safe solution.  Formal approval of the Preliminary Plat would need to be contingent upon, among other things, County approval of a second access onto Armstrong Boulevard.

Currently, the east-west road providing the second access to Armstrong Boulevard is proposed as a private street.  Staff from multiple departments have indicated a preference for this to be a public street so that parking restrictions can be properly enforced and the street can be kept clear of snow and ice.  This will likely impact road width and possibly the building configurations. 

Density Transitioning  
North and west of the Subject Property are existing residential lots zoned R-1 Residential (Rural Developing).  Thus, regardless of the outcome of the requested Zoning Amendment, density transitioning is required along the common boundary line with the adjacent, impacted uses (the density transitioning ordinance does not differentiate between 80 foot wide lots and 65 foot wide lots, it's just based on whether they're in the MUSA or not).  While there are multiple options to satisfy density transitioning, the Applicant is proposing to utilize landscaping to achieve compliance.

Per City Code Section 117-110 (Residential Development Transitioning), if landscaping is utilized, one of the following two options must be implemented:

• Vegetative Buffer "C" - a minimum 45 feet in width in common ownership with the following planting schedule per 100 feet of property boundary adjacent to impacted use:
  • 8 overstory trees
  • 8 evergreen trees
  • 8 understory trees
• Vegetative Buffer "B" with a berm - a minimum 35 feet in width in common ownership with the following planting schedule per 100 feet of property boundary adjacent to impacted use:
  • 4 overstory trees
  • 4 evergreen trees
  • 4 understory trees

If vegetative buffer "B" is utilized, the berm shall not exceed six (6) feet in height and should be designed with aesthetic appeal, including breaks and irregular groups of plantings.

The Site Plan does include a forty-five (45) foot wide corridor along the common lot line along the north and west property boundaries.  As proposed, it appears that it is included within each of the individual lots.  Per City Code, this is supposed to be held in common ownership, which helps eliminate restrictions placed on individual lots and future homeowners.

Alternatives
Alternative #1: Motion to recommend approval of the Preliminary Plat and the Zoning Amendment with the following contingencies: 

1. Zoning Amendment only to rezone the R-3 Residential (High Density) portion to R-2 Residential (Medium Density); leaving the R-1 Residential (MUSA) - 80 as is.
2. Approval of Comprehensive Plan Amendment
3. Full compliance with density transitioning standards
4. Anoka County Highway Department approval of second access onto Armstrong Boulevard (or, in lieu of that, a second access to the existing local road network)
5. Modifications to ensure compliance with all bulk standards of the applicable zoning districts

The project represents a good transition to the existing residential neighborhoods to the north and west.  Also, a second access, if approved, addresses the concerns previously raised about a single point of access to this many homes.  Staff supports this alternative.

Alternative #2: Recommend approval of the Preliminary Plat and Zoning Amendment as requested with the following contingencies:

1. Approval of Comprehensive Plan Amendment
2. Full compliance with density transitioning standards
3. Anoka County Highway Department approval of second access onto Armstrong Boulevard (or, in lieu of that, a second access to the existing local road network)
4. Modifications to ensure compliance with all bulk standards of the applicable zoning districts

The City Council has already indicated that they do not support the rezoning from R-1 Residential (MUSA) - 80 to R-1 Residential (MUSA) - 65.  Staff does not support this alternative.

Alternative #3: Motion to recommend denial of the Preliminary Plat and Zoning Amendment.  This action would indicate a desire to see the Subject Property development in accordance with R-3 Residential (High Density) District standards, including a density of 8-15 units per acre.  The Planning Commission previously supported the requested CPA, and the public input received during the Sketch Plan review indicated support for this style of development (compared to apartment buildings).  Staff does not support this alternative.
 

All costs associated with this request are the Applicant's responsibility.

Staff recommends approval of the Zoning Amendment to rezone the R-3 Residential (High Density) portion of the Subject Property to R-2 Residential (Medium Density) but does not support rezoning the R-1 Residential (MUSA) - 80 area to R-1 Residential (MUSA) - 65.  Approval of the Zoning Amendment needs to be contingent upon approval of the CPA.

Staff recommends approval of the Preliminary Plat with the following contingencies (these have been incorporated into the draft resolution):

• Approval of the Zoning Amendment to rezone R-3 Residential (High Density) to R-2 Residential (Medium Density)
• Approval of the CPA
• Approval of Anoka County for second access onto Armstrong Boulevard
• Full compliance with density transitioning requirements
• Modifications to ensure compliance with all bulk standards of the applicable zoning district(s)

Motion to recommend adoption of Ordinance #21-19 approving a Zoning Amendment to rezone portions of the Subject Property from R-3 Residential (High Density) to R-2 Residential (Medium Density).

-and-

Motion to recommend adoption of Resolution #21-252 approving the Preliminary Plat of Lynwood Subdivision with the contingencies outlined above (these have been incorporated into the Resolution).