Consider Preliminary Plat and Zoning Amendment for Lynwood Subdivision Located West and South of 15050 Armstrong Boulevard (Project #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 City Council previously approved a Comprehensive Plan Amendment related to this project at its August 24, 2021 meeting.  Additionally, on September 14, 2021, the City Council introduced an ordinance to rezone a portion of the Subject Property from R-3 Residential (High Density) to R-2 Residential (Medium Density).

The City attempted to notify all property owners, as reflected in the Anoka County Property Records, within 700 feet of the Subject Property via U.S. mail of the Public Hearing held by the Planning Commission on August 26, 2021.  The Notice of Public Hearing was also posted in the City's Official Newspaper, the Anoka County UnionHerald.

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 five (5) 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).  On August 24, 2021, the City Council approved the CPA and directed Staff to compile the information needed and submit the request to the Metropolitan Council.  Staff is waiting to hear from the Metropolitan Council the anticipated date that this request will be formally considered.

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 R-3 Residential (High Density) area to R-2 Residential (Medium Density), which allows a density range of 4.0 - 7.0 units per acre.  On September 14, 2021, the City Council introduced Ordinance #21-19 for the requested Zoning Amendment.

Bulk Standards
Single Family Lots
The table below outlines the proposed and required bulk standards for the R-1 Residential (MUSA) - 80 lots.  Some modifications to the Preliminary Plat will be necessary to ensure the project complies with City Code.

Standard	R-1 Residential (MUSA) - 80	Proposed
Lot Size	0.25 acres	0.25+ acres*
Lot Width	80 feet	80 feet
Front Setback	30 feet	25 feet
Side Setback	5 feet	10 feet
Side (Corner) Setback1	30 feet	15 feet
Rear Setback	30 feet	30 feet

* If the density transitioning area is platted as an outlot (recommended by Staff), some of the lots would drop below the 0.25 acre threshold (lot sizes for six of the proposed lots would be 0.20 to 0.22 acres in size).
¹ Does not appear to impact any lots (no corner lots proposed), but the standard should still be updated to reflect the actual requirement.

The Planning Commission is conducting a Public Hearing on September 23, 2021, to consider a variance to lot size for the six (6) lots that, as a result of creating a separate outlot for the density transitioning area, would drop below the minimum lot area threshold.  Staff will provide a verbal update to City Council regarding the outcome of that request.

Attached Townhomes
The table below outlines the proposed bulk standards and the minimum requirements for the R-2 Residential (Medium Density) District.

Standard	R-2 Residential (Medium Density)	Proposed
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	20 feet	25 feet

Streets and Access
The original Sketch Plan proposed a single, long (~2,100 feet) cul-de-sac to service this entire subdivision. Based on feedback from Staff and the Planning Commission, the Applicant revised the layout to eliminate the cul-de-sac and incorporate a second access onto Armstrong Boulevard.  The proposed 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 and 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.  The plan set has been forwarded to the Anoka County Highway Department, but as of the writing of this case, no response has been received.

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 should to be contingent upon, among other things, County approval of a second access onto Armstrong Boulevard.

The east-west road providing the second access to Armstrong Boulevard is proposed as a private street. Public Safety Staff prefer to see this as a public street, which would assist in enforcement of no overnight parking.  The Applicant agreed to widen the street from twenty-four (24) feet to thirty (30) feet.  However, they are opposed to providing the sixty (60) feet of right-of-way required for a public street as it would likely eliminate two (2) buildings (a total of 10 units).  The current proposal is a thirty (30) foot wide private road that the Home Owners Association (HOA) would be responsible for maintenance and plowing.

Density Transitioning
North and west of the Subject Property are existing residential lots zoned R-1 Residential (Rural Developing). Thus, density transitioning is required along the common boundary line with the adjacent, impacted uses.  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 includes a forty-five (45) foot wide corridor along the north and west property boundaries adjacent to the existing rural neighborhood.  This plans also include berming, up to approximately four (4) feet in height, along much of the common boundary.  The only exception is along the southern portion of the western lot line where, due to existing topography and proposed elevations, there would be a downward slope of about four (4) feet rather than a true berm.  As proposed, the Applicant is generally providing a wider corridor than required, since they are also including berming (essentially providing the corridor required for vegetative buffer "C" but including berming, so plantings as outlined in vegetative buffer "B").

As previously noted, Staff has recommended that this area be platted as a separate outlot to satisfy the 'held in common ownership' provision in the density transitioning ordinance.  Presently, the Preliminary Plat shows the density transitioning area as part of each of the single family lots.  If this area were platted as an outlot, six (6) of the lots would drop slightly below the minimum lot size required in the R-1 Residential (MUSA) - 80 district.  However, as proposed, the plan seems to provide additional buffering for the adjacent, existing neighborhood.

Alternatives
Alternative #1: Approve the Preliminary Plat and 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 by Metropolitan Council
3. Compliance with Staff Review Comments in ProjectDox
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. Approval of plans by Lower Rum River Watershed Management Organization (LRRWMO)

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

Alternative #2: Approve the Zoning Amendment, table action on the Preliminary Plat, and direct the Applicant to make certain modifications to the Preliminary Plat.   This alternative would be mostly dependent on discussion by City Council. If there were specific modifications the City Council desires to see, those should be specifically identified so the Applicant can attempt to incorporate said revisions.
  
Alternative #3: Motion to deny 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 City Council has already approved a Comprehensive Plan Amendment to re-guide the land from High Density Residential to Medium Density Residential and has introduced Ordinance #21-19 to rezone a portion of the Subject Property from R-3 Residential (High Density) to R-2 Residential (Medium Density). Staff does not support this alternative.

The Applicant is responsible for all costs incurred by the City while processing this request.

The Planning Commission recommends adopting Ordinance #21-19 approving the Zoning Amendment to rezone the R-3 Residential (High Density) portion of the Subject Property to R-2 Residential (Medium Density) and adopting Resolution #21-252 approving the Preliminary Plat with the following contingencies (these have been incorporated into the resolution):

• Approval of the Zoning Amendment to rezone R-3 Residential (High Density) to R-2 Residential (Medium Density)
• Approval of the CPA by the Metropolitan Council
• Approval of Anoka County for second access onto Armstrong Boulevard
• Compliance with Staff Review Comments within ProjectDox
• Approval of Stormwater Plan and Wetland Delineation by the LRRWMO

Motion to waive the Charter requirement to read the ordinance aloud and adopt 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).

Roll Call Vote:

Councilmember Musgrove
Councilmember Howell
Councilmember Specht
Councilmember Woestehoff
Councilmember Riley
Councilmember Heineman
Mayor Kuzma

-and-

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