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

The purpose of this case is to review a Comprehensive Plan Amendment request from U.S. Home Corporation - doing business as Lennar (the "Applicant") on a portion of the property shown on the attached survey (the "Subject Property").  The site is generally located north of Alpine Drive, east of Variolite Street, and west of Ramsey Boulevard.  The Applicant has submitted an application for a Comprehensive Plan Amendment to change the land use vision for the Subject Property from Rural Developing to Low Density Residential. Rural Developing lots are characterized as larger, single-family lots on private well and septic. Low Density Residential lots are characterized as smaller single-family lots on municipal domestic water and sanitary sewer.

The Applicant has also submitted an application for an administrative lot split of approximately fifteen (15) acres of the total approximately forty (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. The Applicant will still need to apply for Zoning Amendment and Major Plat at a future date. Minutes from the October 6 Planning Commission are attached for review, but have not been proofed and do contain some errors that will be corrected before approval.

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 concept as proposed would result in twelve (12) additional lots being added to the Municipal Urban Service Area (MUSA).  However, this is conceptual in nature and may fluctuate somewhat once plan design begins.  Generally, it is required that adjacent communities review the proposed Comprehensive Plan Amendment 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 approximately twelve (12) additional lots will not have an adverse effect on public safety or infrastructure.

The Planning Commission held a Public Hearing on October 6, 2016.  Staff had received one concern from an adjacent resident prior to the meeting, but that had to do with an existing driveway and easement to the forty (40) acre parcel from the south and was unrelated to the Comprehensive Plan Amendment request.  There were no other verbal or written comments received at the Public Hearing. 

Alternatives:

Alternative 1: Adopt Resolution #16-10-186 directing Staff to submit to the Metropolitan Council the Comprehensive Plan Amendment to re-guide the Subject Property from Rural Developing to Low Density Residential and to approve said Comprehensive Plan Amendment contingent upon approval by the Metropolitan Council. 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: Do not adopt Resolution #16-10-186.  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 a natural separation from the neighboring homes to the south and thus should not have a negative impact on those surrounding properties.  Staff does not recommend Alternative 2.

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

The Planning Commission recommends approval of the requested Comprehensive Plan Amendment.

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