Consider Sketch Plan for a Proposed Single Family Residential Development East of Nowthen Boulevard and South of Brookside Elementary School (Project No. 23-111); Case of Lennar

The City has received an application from Lennar (the "Applicant") for Sketch Plan review of a proposed single family residential development on the property generally located north of 167th Avenue, east of Nowthen Boulevard, and south of Brookside Elementary School (the "Subject Property").  The Sketch Plan proposes a total of seventy (70) single family residential lots.  This proposal is being reviewed under the Zoning Code update standards.  Although the Zoning Code update has yet to be adopted by City Council, it has been through the public hearing process, and the Planning Commission did recommend approval of the Zoning Code update.  Thus, this review is based on the proposed R-1B Single Family Residential District standards, which are based on a sixty-five (65) foot wide minimum lot width.  This proposed district is comparable to the current R-1 MUSA-65 district.  

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

General Summary
The Subject Property is about 22.8 acres in size and abuts Brookside Elementary School property to the north.  The Subject Property consists of two outlots that were created as part of the Harmony Farms subdivision in 1997.  The Harmony Farms subdivision included a third outlot that was deeded to the City for a future road connection to 167th Avenue when the Subject Property was developed.  The Subject Property presently consists of row crops with no existing improvements.  The Sketch Plan proposes seventy (70) single family residential lots and includes a right in, right out access onto Nowthen Boulevard.  The proposed net density of the project is 3.1 dwelling units per acre.

Zoning
The Subject Property is currently zoned R-1 Residential (MUSA) - 80.  The properties to the south and west are also currently zoned R-1 Residential (MUSA) - 80.  The property to the north is currently zoned Public/Quasi-Public.  The properties to the east are currently zoned R-1 Residential (Rural Developing).  However, as previously noted, the proposed (but yet to be adopted) Zoning Map designates the Subject Property as R-1B Single Family Residential, which allows a minimum lot width of sixty-five (65) feet.  The properties to the south are also designated as R-1B Single Family Residential.  The properties to the west are designated as R-1A Single Family Residential (minimum lot width of seventy-five [75] feet).  The property to the north is designated as Public/Institutional.  The properties to the east are designated as UR - Urban Reserve.

In the R-1B Single Family Residential district, the minimum lot size is 6,500 square feet, the minimum lot width (at the front setback) is sixty-five (65) feet, and the minimum lot depth is ninety (90) feet.  All lots within the Sketch Plan appear to meet or exceed these standards.  The Applicant has proposed deeper lots throughout the project site.  The lots along the eastern boundary, adjacent to existing, larger lot single family residential properties are 145 feet deep, and the lots on the western boundary (backing up to Nowthen Boulevard) are 150 feet deep.

Comprehensive Plan / Future Land Use Map
The 2040 Comprehensive Plan guides the Subject Property as Low Density Residential.  The surrounding properties to the east, west, and south are all also guided as Low Density Residential.  The property to the north (Brookside Elementary School) is guided as Public.  Areas guided as Low Density Residential are to be developed with a density of 3-4 units per acre.  The proposed Sketch Plan provides for 3.1 dwelling units per acre.  Note that Applicant modified the Sketch Plan from eighty (80) foot wide lots to sixty-five (65) foot wide lots based on direction from Staff.  This was partially due to the proposed zoning designation, but primarily to meet the minimum density standard (with eighty [80] foot wide lots, the density was closer to 2.3 units per acre, well below what the 2040 Comprehensive Plan requires).

Roads and Sidewalks
The Sketch Plan includes a right in, right out access onto Nowthen Boulevard.  Anoka County Highway Department (ACHD) reviewed the Sketch Plan and stated that a full access onto Nowthen Boulevard would not be permitted due to their spacing guidelines (from 167th Avenue NW and 170th Avenue NW), but that they would allow the right in, right out access.  All proposed internal roads will be public and have a right-of-way width of sixty (60) feet.  Roadway width, from back of curb to back of curb, will need to be thirty-two (32) feet, which would still allow parking on both sides of streets.  Public sidewalks are provided on one (1) side of each public road.  Sidewalks shall be six (6) feet in width in accordance with the City's standard detail for an urban street.

A road connection south to 167th Avenue will be necessary.  Outlot A, Harmony Farms, was deeded to the City in 1997 for the sole purpose of reserving a corridor for this road connection when the Subject Property developed.  This would provide full access to the Subject Property in addition to the right in, right out access onto Nowthen Boulevard.  This is something that all Staff support, as does ACHD as well.

Natural Resources
There is a small area within the Subject Property (about 0.25 acres) that consists of wetland.  There are no designated floodplains on the Subject Property.  There is very little tree cover on the Subject Property and those that do exist are scattered along the northern and eastern boundaries of the Subject Property.  Any significant trees that are on the Subject Property will need to be inventoried and included as part of the preliminary plat plan set.  Similarly, a landscape plan will also be required as part of the preliminary plat plan set.

Utilities
The Subject Property is located within the MUSA boundary and therefore, sanitary sewer and water will need to serve each unit.  The project does conceptually include stormwater ponding.  Stormwater ponds, as well as all wetlands, will need to be encumbered with drainage and utility easements extending at least 16.5 feet beyond their boundaries.  A street lighting plan will also need to be prepared and included as part of the preliminary plat plan set.



 
 

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

Staff recommends the Applicant proceed with developing the preliminary plat plan set.

Project feedback to the Applicant regarding the Sketch Plan and direct the Applicant to proceed with development of the preliminary plat plan set.