Resolution #22-052 Supporting the Planning Commission's Changes to a Comprehensive Plan Amendment Adopted by Resolution #22-009

The purpose of this case is to circle back with City Council with an update regarding a comprehensive plan amendment (CPA) for the planning area generally known as Trott Brook North, which includes the Trott Brook Crossing and North Brook Meadows projects. Both projects have contingent preliminary plat approvals at this point.

Please note that the City Council has approved this amendment, with conditions, including routing back to Planning Commission for another public hearing.  The Planning Commission conducted a Public Hearing on this matter on January 27, 2022.  The Planning Commission in their review noted the similarity between two criteria established in the amendment and combined original criteria items E. and F.

At the February 8, 2022 regular City Council meeting, staff present an update to this case as part of the Consent Agenda.  The adjustment made by the Planning Commission was relatively minor and placed more restrictions on the ability of a future development to utilize this new tool, and as such, staff did not present the case for additional Council approval.  Subsequently, it was Council consensus that, since an adjustment was made from what City Council originally adopted, a review and approval by Council shall occur.

Background Information Related to the Comprehensive Plan Amendment:

During the EAW process, the Metropolitan Council reviewed the proposed Trott Brook Crossing plat for 270 lots. The land was guided for sewered development at a density of 3 - 4 units per acre, with an average of 3.5 units per acre. The Trott Brook Crossing development was coming in at a density of less than 3 units per acre, due to the constraints of the site, which will be addressed later. Staff is proposing implementing a new tool, "Urban Residential Low" to allow for developments (specifically Trott Brook Crossing and North Brook Meadows) to go below 3 units per acre if certain conditions are met. The conditions include character of the neighborhood, environmental considerations, and other physical constraints.

Ramsey's approved 2040 Comprehensive Plan can be found here: http://www.ci.ramsey.mn.us/DocumentCenter/View/3915/Ramsey-2040-Comprehensive-Plan. The specific amendment(s) would affect the Future Land Use Map on page 30 and subsequent pages (through 34).

Staff attempted to notify property owners within 700 feet of the Subject Properties, as reflected in the Anoka County Property Records, of the proposed amendment and the January 27, 2022 Public Hearing. Two separate notices were sent. The notice was also published in the City's official newspaper, the Anoka County UnionHerald. There was also a Public Hearing at the January 11, 2022 City Council meeting, which was published in the Anoka County UnionHerald. In order to provide additional public notice of the comprehensive plan amendment, the City Council approved the comprehensive plan amendment conditionally and directed Staff to hold another Public Hearing with the Planning Commission.

Site Constraints for these two projects include:

• Wetlands and unbuildable land along Trott Brook for Trott Brook North development
• Floodplain on North Brook Meadows site
• Significant ponding requirements based on local ordinance
• Density transitioning buffer required by local ordinance
• Proximity to existing rural developments
• Limited entrances into the Trott Brook North site, limiting site configuration
• Proximity to major transportation corridors, Variolite Street and Nowthen Blvd
• Local zoning ordinance requiring 80 foot wide, 1/4 acre lots

The Applicant for Trott Brook North worked with Staff to try and increase the density onsite while meeting zoning requirements, which was not feasible.

Given the City's approved 2040 Comprehensive Plan, the City has two options:

1. Amend the City's Comprehensive Plan. Allow for sewered development at densities less than 3 units per acre.
   1. Note that the City overall cannot drop below 3 units per acre on sewer. This would create compliance issues with the required density of the wastewater system as a whole and put the City into non-compliance. A quick calculation by the Metropolitan Council determined that this amendment would allow the City to remain in compliance as a whole. Overall density is calculated annually with the City's plat monitoring program.
2. Amend the Zoning Code. Allow for smaller lots onsite to meet the comprehensive plan requirements.

In a work session (case attached) on December 14, 2022, City Council directed Staff to work through Option 1, noting the local limitations next to low density residential, site constraints, and significant public input to date.

The proposed amendment allows for lower density developments, in the specifically mapped area, on sewer/water, if they meet two or more of the criteria below:

1. Adequate sanitary sewer or water capacity does not exist to develop the property at the minimum density.
2. Previous subdivision of adjacent properties has provided limited access which restricts development potential.
3. Meeting the minimum density would not be feasible due to the existence of poor soils, wetlands, floodplain, topography, hydrology or other limiting environmental condition.
4. Property is located within a Shoreland District, Scenic River District, Wellhead Protection Area, or Drinking Water Supply Management Area due to State requirements towards limiting impacts to the above noted items.
5. For infill type developments, the characteristics of the surrounding neighborhood would not support development of the property at the minimum density.
6. The property is adjacent to existing rural residential, large lot development, and development at 3+ units per acre would not meet the character of the neighborhood.

Items 1 - 5 are taken from Andover's very similar Comprehensive Plan Amendment (attached), which allowed for lower density sewered development and was approved by the Metropolitan Council.  The Planning Commission recommended Items 5 & 6 be combined into a single criteria.  The reason for this is they are very similar and thus, separately, provide an easier opportunity to achieve satisfying two (2) or more of the criteria, thus qualifying for the lower density.

The purpose of this case is to review an item related to the Trott Brook Crossing case, but more largely, for this Planning area in general. The net density of the project is coming in well below 3.0 units per acre, which is the minimum allowable density in the City's 2040 Comprehensive Plan. This item came out of the EAW analysis by the Metropolitan Council.

In this situation, the City has two options:

• Allow smaller lots on the properties to reach the minimum 3 unit per acre threshold (Comprehensive Plan requirement)
• Revise the City's Comprehensive Plan to allow for this lower density under certain circumstances

Based on previous direction, Staff is recommending item #2.

There are ramifications if the City allows the overall density within the MUSA to go below 3 units per acre. If this happened, the Metropolitan Council could hold sewer extension permits until the City reaches 3 units per acre overall. This would have a real impact on the City's goals for commercial/retail growth. The City must maintain a minimum of 3 units per acre to stay on the regional wastewater system. This is important to note because lowering the allowable densities in too many areas of the City could essentially prevent sewered growth and the Metropolitan Council could deny sewer extension permits.

The Metropolitan Council did a high level calculation of allowing this project to come in below 3 units per acre, and it does not appear that it would impact the City as a whole, as we would still be over 3 units per acre. But, additional developments within the MUSA need to meet the minimum density because the City is just at 3.0 units/acre. Any lower density developments could swing us under that threshold, which would have a major impact on the City's growth, including commercial, industrial, and retail growth.

As previously noted, the Planning Commission did conduct a Public Hearing on the Comprehensive Plan Amendment on January 27, 2022.  One resident spoke in general opposition to the development known as Trott Brook Crossing.

Should the City Council not adopt Resolution #22-052 which supports the Planning Commission's adjustment to the Urban Residential Low comprehensive plan amendment, the amendment would revert back to the original language adopted by Resolution #22-009.

The Applicant is responsible for all costs associated with project review.

The Planning Commission supported the Comprehensive Plan Amendment with the stipulation that Items E & F be combined into a single criteria.

 

Motion to adopt Resolution #22-052 Supporting the Planning Commission's Changes to a Comprehensive Plan Amendment Adopted by Resolution #22-009.