Introduce Ordinance #17-02 Approving Zoning Amendment and Adopt Resolution #17-01-022 Approving Preliminary Plat for Woodlands 4th Addition (Project #16-102); Case of Lennar

Note: this case originally used Resolution #16-12-219. This has now been updated to Resolution #17-01-022.

The purpose of this case is to consider a Zoning Amendment and Preliminary Plat (Major Plat) for thirteen (13) single-family lots, located north of Alpine Drive NW and west of Ramsey Boulevard NW, that will be added to the remaining undeveloped lots in the Woodlands development.  If approved, Lennar Corporation (the "Applicant") would proceed with preparing a Final Plat that would result in the final build-out of the Woodlands development.

Staff attempted to notify all Property Owners within 700 Feet of the Subject Property of the Public Hearing. The Public Hearing was also published in the City's official newsletter, the Anoka County Union Herald.

While the property is currently zoned R-1 Rural Developing, the proposed development was reviewed utilizing the R-1 Residential (MUSA) standards as there is also a request to rezone the property.  The proposed subdivision generally meets all requirements for the R-1 (MUSA) zoning district, with necessary modifications as outlined in the Staff Review Letter. Civil Engineering Plans are generally acceptable to the City Engineer, with amendments also outlined in the Staff Review Letter.  The Landscape and Tree Preservation Plans are also generally acceptable with revisions as outlined in the Staff Review Letter. 

The Planning Commission held a public hearing on the Preliminary Plat at their December 1, 2016 meeting. There were no written or verbal comments received.  One item that the Planning Commission did discuss was water quality for the homes at the end of the cul-de-sac (due to its length, which was approved via a Variance on December 1, 2016).  The Planning Commission ultimately added a contingency to their recommendation for approval that the City complete additional maintenance, as needed, on the water line (e.g. additional flushings) to eliminate potential stagnant water at the dead end.

The Planning Commission conducted a public hearing for the requested Zoning Amendment on January 5, 2017 and there were no written or verbal comments received.  Staff did receive a couple inquiries about the development from residents wanting to ensure that it was following all applicable regulations pertaining to wetlands.  The development is subject to not only the City's standards, including the lot depth requirement and wetland setback requirement, which now provide additional protections to wetlands then existed for previous additions of Woodlands, but also to review by the Lower Rum River Watershed Management Organization (LRRWMO) standards as well.  The Planning Commission did recommend approval of the Zoning Amendment.

Alternative 1. Introduce Ordinance #17-02 rezoning the property from R-1 Residential (Rural Developing) to R-1 Residential (MUSA) and Adopt Resolution #17-01-022 granting Preliminary Plat approval of Woodlands 4th Addition contingent upon compliance with the Staff Review Letter, adoption of Ordinance #17-02, and additional future maintenance of the water line, performed by the City, to address the potential for stagnant water at the terminus of the water line.  The Applicant has been a good partner with the City and has produced a quality project thus far.  Incorporating these additional lots into the Woodlands development is logical as there is no other way to access this upland without impacting surrounding wetlands.  Staff supports this alternative.

Alternative 2. Introduce Ordinance #17-02 rezoning the property from R-1 Residential (Rural Developing) to R-1 Residential (MUSA) and Adopt Resolution #17-01-022 granting Preliminary Plat approval of Woodlands 4th Addition with revisions and contingent upon compliance with the Staff Review Letter, adoption of Ordinance #17-02, and additional future maintenance of the water line, performed by the City, to address the potential for stagnant water at the terminus of the water line.  This alternative would be based upon discussion identifying necessary revisions.

Alternative 3.  Do not introduce Ordinance #17-02 to rezone the property and do not grant Preliminary Plat approval of Woodlands 4th Addition.  The Planning Commission and Staff are supportive of the project (both the rezoning and the Preliminary Plat, with necessary revisions outlined in the Staff Review Letter) and thus, Staff does not support this alternative.

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

The Planning Commission recommended adoption of Ordinance #17-02 rezoning the property from R-1 Residential (Rural Developing) to R-1 Residential (MUSA) and adoption of Resolution #17-01-022 for Preliminary Plat of Woodlands 4th Addition, contingent upon revisions as outlined in the attached Staff Review Letter, rezoning of the property to R-1 Residential (MUSA) and, based on the length of the dead end water line, additional maintenance activities by the City to address the potential for stagnant water at the terminus of the water line.

Motion to introduce Ordinance #17-02 to rezone the property from R-1 Residential (Rural Developing) to R-1 Residential (MUSA)

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Motion to adopt Resolution #17-01-022 approving the Preliminary Plat known as Woodlands 4th Addition contingent upon compliance with the Staff Review Letter, adoption of Ordinance #17-02, and the City conducting additional maintenance activities as needed on the water line to address the potential for stagnant water.