PUBLIC HEARING: Consider a Request for a Comprehensive Plan Amendment for a proposed development, Woodlands 4th Addition (Project #16-102); Case of Lennar Corporation.

The purpose of this case is to review a Comprehensive Plan Amendment request from Lennar Corp (the "Applicant") on a portion of the property legally described as, The Southeast Quarter of the Southeast Quarter of Section 16, Township 32, Range 25, Anoka County, Minnesota. PID #16-32-25-44-0001, as shown on the attached survey (the "Subject Property").  The site is generally located north of Alpine Drive and east of Variolite Street NW.  The Applicant has submitted an application for a Comprehensive Plan Amendment to reguide the Subject Property from Central Rural Reserve to Low Density Residential. 

The Applicant has also submitted an application for an administrative lot split of approximately 15 acres of the total approximately 40 acre parcel.  It is the intention of the Applicant to eventually plat and further subdivide the 15 acre parcel into approximately 12 single family lots and part of Woodlands 4th Addition.  The requested Comprehensive Plan Amendment would only be applicable to the parcel being acquired by the Applicant.

Staff attempted to notify all Property Owners within a 350 foot radius of the Subject Property of the Public Hearing via Standard US Mail. The Public Hearing was also published in the City's official newsletter, the Anoka County Union Herald.

The Applicant is requesting a Comprehensive Plan Amendment that would reguide the property from Central Rural Reserve to Low Density Residential.  The intention of the Applicant is to further subdivide the property into approximately twelve (12) single family lots and would serve as an extension to the existing Woodlands 4th Addition.  The Applicant will still need to submit an application for a zoning amendment as well as preliminary and final plat.

The amendment as proposed would result in twelve (12) additional lots being added to the Municipal Urban Service Area (MUSA).  Generally, it is required that adjacent communities review the proposal and provide comment; however, the proposed amendment is able to meet the necessary criteria so that adjacent community review was waived by the Metropolitan Council.  Staff is supportive of the proposed Comprehensive Plan Amendment as the twelve (12) additional lots will not have an adverse effect on public safety or infrastructure.

Alternatives:
Alternative 1: Recommend approval of Resolution # 16-10-186 approving a Comprehensive Plan Amendment for the Subject Property reguiding it from Central Rural Reserve to Low Density Residential.  The proposed amendment, and the concept plan for the additional twelve (12) lots, should not be detrimental to surrounding neighborhoods nor does it negatively impact public safety or infrastructure.  Staff supports Alternative 1.

Alternative 2: Recommend denial of Resolution #16-10-186 approving a Comprehensive Plan Amendment for the Subject Property reguiding it from Central Rural Reserve to Low Density Residential.  The concept plan represents a logical extension of what will become Woodlands 4th Addition.  There is a large wetland complex south of the parcel under contract for purchase that creates separation from the neighboring homes to the south.  Staff does not support Alternative 2.

All costs associated with processing the Application are the responsibility of the Applicant.

Staff recommends approval of the requested Comprehensive Plan Amendment.

Motion to Approve Resolution #16-10-186 which identifies findings and approves a Comprehensive Plan Amendment to change the land use designation of the Subject Property from Central Rural Reserve to Low Density Residential, and authorizing Staff to submit an application to the Metropolitan Council for an Amendment to the Comprehensive Plan.