Consider Preliminary Plat and Zoning Amendment for Covenant Meadows (Project #17-102); Case of Eric Thomsen.

The Planning Commission held (and closed) a Public Hearing regarding the proposed rezoning and Preliminary Plat of Covenant Meadows, a twelve (12) lot single family residential development.  The Planning Commissino postponed action at their March 2 meeting to spend more time addressing concerns raised by neighboring property owners regarding impacts to ecological and wildlife resources. It was requested that the City explore a discretionary Environmental Assessment Worksheet (EAW) or Citizen Petition EAW. The City will be hosting a workshop on the project on Thursday, April 6 at 5:30 p.m. to discuss neighbor concerns in more detail.  The City Council received an updated at their March 14, 2017 meeting and noted a preference to focus on the workshop as the means to work through these issues and that a full scale EAW appeared to be a larger process than needed and wouldn't truly answer the questions/concerns that were being raised by the public.

The project does not reach the threshold for a mandatory EAW. The mandatory threshold for Ramsey's community type is based on number of unattached units. The proposed project is twelve (12) lots. Additionally, there are a number of requirements of an EAW that go beyond the concerns raised by adjoining neighbors. Finally, Staff believes the Planned Unit Development process that permanently protects fifteen (15) acres of prime ecological resource along the Trott Brook Corridor is the correct approach to protect ecological resources in the area.

Staff has obtained an unofficial review of the Natural Heritage Information System (NHIS) database and no threatened or endangered species returned on the Subject Property.  The NHIS is the database used in official EAWs.  NHIS is proprietary and protected due to potential threats to threatened or endangered species and therefore, specific maps are not allowed to be published.   Staff is working through the MN DNR to obtain the NHIS database for the benefit of the City (e.g. future development projects, Comprehensive Plan Update).

The original March Planning Commission case begins below.

The purpose of this case is to review an application for a Rezoning of the Subject Project from R-1 Rural Developing to Planned Unit Development (PUD) and Preliminary Plat. The site is generally located south of Trott Brook and west of Germanium Street and is identified as PID 02-32-25-44-0004. 

The Applicant has proposed to subdivide the approximately thirty-eight (38) acre Subject Property into twelve (12) single family homes that would be serviced by individual private utilities. The Preliminary Plat proposes deeding approximately fifteen (15) of the thirty eight (38) acres to the City as the public benefit in relation to the PUD application. The proposed fifteen (15) acres straddles both sides of the Trott Brook, has steep slopes, and is also considered to be high quality natural open space.

Staff attempted to notify all Property Owners within a 700 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 proposing a rezoning of the Subject Property from R-1 Residential (Rural Developing) to Planned Unit Development (PUD) and Preliminary Plat approval of Covenant Meadows. 

Properties surrounding all sides of the Subject Property are currently zoned R-1 Residential (Rural Developing) and guided as Rural Developing.  While the Applicant is requesting reduced lot sizes than what would normally be required in the R-1 Residential (Rural Developing) district, the proposed parcel sizes are similar in size and nature to surrounding parcels in that an adjacent parcel is 1.04 acres and the smallest parcel being proposed within Covenant Meadows is 1.00 acres. In exchange for the reduced lot size, the Applicant is proposing to deed to the City approximately fifteen (15) acres of land.  The land being proposed has a high natural value as it straddles both sides of the Trott Brook and encompasses the steep slopes in the area. The Applicant is willing to provide a trail easement between lots 5 and 6 of block 1 so as to provide all lots in the proposed development and the neighborhood with access to this public amenity.

Upon further review of the contours of the steep slopes, Staff has identified that an ADA compliant trail is not feasible; however, Staff has identified that a twenty (20) foot trail easement should still be included between lots 5 and 6 of block 1 and that an eight (8) foot bituminous trail be constructed within that easement and that the trail terminate with a fifteen (15) foot bituminous bulb within Outlot A as part of the Stage I Improvements.  The bituminous trail will need to connect to the bituminous edge of Iodine St NW and that connection will need to be ADA compliant.  The Applicant is currently proposing a rural road section with a ditch system to convey runoff, so a culvert will be necessary to allow for the free flowing of runoff as well as elevate the trail connection to the roadway.

With the Preliminary Plat, the Applicant is proposing twelve (12) Single Family lots that would be serviced by individual private utilities.  The lots being proposed range in size from 1.00 acres to 2.92 acres in size and in lot width of approximately 100 feet to over 200 feet. In addition to the reduced lot size and lot width, the proposed cul-de-sac length also exceeds 600 feet.  Public Safety has reviewed this request.  Police does not have any objections to the road configuration.  The Fire Department has noted a couple potential concerns.  One is that this is a non-hydranted area and thus, if there were a structure fire, tanker trucks would be necessary and maneuverability would be tough.  Secondly, if there were trees down, it would also slow response time for first responders.  It should be noted though that these conditions already exist with Iodine Street in this same neighborhood (that cul-de-sac is approximately 1,000 feet in length). No additional deviations from City Code are being requested in connection with the Covenant Meadows Preliminary Plat application. Generally speaking the Preliminary Plat is acceptable to Staff with changes to the plan set identified in the Staff Review Letter, which is attached to this case.

The proposed PUD and Subdivision are tentatively scheduled for review by the Parks and Recreation Commission at their March meeting.

Alternatives

Alternative 1:  Recommend approval of Ordinance #17-08 rezoning the Subject Property from R-1 Residential (Rural Developing) to PUD (Planned Unit Development) and recommend approval of Resolution # 17-04-083 granting Preliminary Plat approval of Covenant Meadows, contingent upon compliance with the Staff Review Letter.  Staff believes that the proposed development is reasonable, compatible with the character of the surrounding development, minimizes impacts to steep slopes adjacent to the Trott Brook, and provides the City and its residents with an important natural resource amenity surrounding Trott Brook. Staff supports Alternative 1.

Alternative 2: Recommend denial of Ordinance #17-08 rezoning of the Subject Property from R-1 Residential (Rural Developing) to PUD (Planned Unit Development).  If the Planning Commission recommends denial of the rezoning then it should also recommend denial of the proposed Preliminary Plat and Resolution #17-04-083 as the proposed plat would only be considered under the zoning guidance of a PUD. However, the proposed development and public benefit in connection to the PUD request is viewed as adequate by Staff and thus, Staff is not supportive of this alternative.

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

Staff recommends approval of Resolution #17-04-083 granting preliminary plat approval of Covenant Meadows and approval of Ordinance #17-08 rezoning of the Subject Property from R-1 Rural Developing to PUD (Planned Unit Development).

Motion to recommend City Council adopt Ordinance #17-08 rezoning the Subject Property from R-1 Residential (Rural Developing) to PUD (Planned Unit Development) and to recommend approval of Resolution #17-04-083 granting preliminary plat approval of Covenant Meadows, contingent upon compliance with the Staff Review Letter dated February 24, 2017.