7.1.
CC Regular Session
- Meeting Date:
- 04/25/2017
- Submitted For:
- Tim Gladhill
- By:
- Eric Maass, Community Development
Information
Title:
Consider Approvals Related to Plat Known as Covenant Meadows (Project #17-102); Case of Eric Thomsen.
- Introduce Ordinance #17-05 Approving Zoning Amendment to Planned Unit Development
- Adopt Resolution #17-04-053 Approving Preliminary Plat
Purpose/Background:
The purpose of this case is to review an application for a Zoning Amendment and Preliminary Plat apporval for the property legally described as Outlot A, Meadowbrook (the "Subject Project"). The Subject Property is generally located south of Trott Brook and west of Germanium Street. The Zoning Amendment would rezone the Subject Property from R-1 Residential (Rural Developing) to Planned Unit Development (PUD) and Preliminary Plat would create twelve (12) new single family residential lots..
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 (well and septic systems). 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 Trott Brook, has steep slopes, and is also considered to be high quality natural open space.
The Planning Commission held a Public Hearing regarding the proposed Zoning Amendment and Preliminary Plat of Covenant Meadows, at their March meeting. The Planning Commission 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 Council received an update at their March 14, 2017 meeting and noted a preference to focus on a 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. City Staff and the Applicant hosted a workshop regarding the proposed subdivision on Thursday, April 6 at 5:30 p.m. to discuss neighbor concerns in more detail. There was consensus of those that attended the workshop was that protecting Trott Brook was paramount, and that having that land deeded to the City would help accomplish this, but that there were still concerns about possible hunting, use of snowmobiles/atvs, and potential park development. The workshop proved to be a valuable exercise to work through reasonable solutions to concerns raised by the neighbors. While there is not 100% consensus on the project, there is a better understanding of the approach and an increase is support for the project.
The Planning Commission held a Public Hearing regarding the proposed Zoning Amendment and Preliminary Plat of Covenant Meadows, at their March meeting. The Planning Commission 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 Council received an update at their March 14, 2017 meeting and noted a preference to focus on a 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. City Staff and the Applicant hosted a workshop regarding the proposed subdivision on Thursday, April 6 at 5:30 p.m. to discuss neighbor concerns in more detail. There was consensus of those that attended the workshop was that protecting Trott Brook was paramount, and that having that land deeded to the City would help accomplish this, but that there were still concerns about possible hunting, use of snowmobiles/atvs, and potential park development. The workshop proved to be a valuable exercise to work through reasonable solutions to concerns raised by the neighbors. While there is not 100% consensus on the project, there is a better understanding of the approach and an increase is support for the project.
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).
Notification:
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.
Observations/Alternatives:
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 in the Comprehensive Plan. While the Applicant is requesting smaller lot sizes than what would normally be allowed in the R-1 Residential (Rural Developing) district, the proposed parcel sizes are similar in size and nature to surrounding properties. 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 for protected open space at no additional cost to the City. 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. This is not being proposed as an active park.
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 including that this is a non-hydranted area and 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. However, the Fire Department also acknowledged that these conditions already exist with Iodine Street in this same neighborhood (that cul-de-sac is approximately 1,000 feet in length) and that ultimately, they have no objection to the proposed development. 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 were reviewed by the Parks and Recreation Commission at their meeting on March 9th, 2017. The Parks and Recreation Commission voted to accept Staff's recommendation to accept a cash contribution and that the costs associated with the construction of the eight (8) foot bituminous trail could be credited against the trail fee. The total cash contribution for park dedication would be $33,600 (12 lots at $2,800). The trail fee would be $9,600 (12 lots at $800). If the cost to construct the trail can be demonstrated as running over the total trail fee, the balance may be deducted from the cash park dedication owed.
The Environmental Policy Board (EPB) reviewed the landscaping and tree preservation plans at their regularly scheduled February 22, 2017 meeting. The EPB recommended approval of the landscaping and tree preservations plans contingent upon compliance with the staff review letter and supported the PUD as it would result in greater protection of Trott Brook.
Alternatives
Alternative 1: Approve the introduction of Ordinance #17-05 rezoning the Subject Property from R-1 Residential (Rural Developing) to PUD (Planned Unit Development) and adopt 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: Deny the introduction of Ordinance #17-05 rezoning of the Subject Property from R-1 Residential (Rural Developing) to PUD (Planned Unit Development). If the City Council denies the rezoning, then it should also deny 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.
Properties surrounding all sides of the Subject Property are currently zoned R-1 Residential (Rural Developing) and guided as Rural Developing in the Comprehensive Plan. While the Applicant is requesting smaller lot sizes than what would normally be allowed in the R-1 Residential (Rural Developing) district, the proposed parcel sizes are similar in size and nature to surrounding properties. 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 for protected open space at no additional cost to the City. 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. This is not being proposed as an active park.
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 including that this is a non-hydranted area and 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. However, the Fire Department also acknowledged that these conditions already exist with Iodine Street in this same neighborhood (that cul-de-sac is approximately 1,000 feet in length) and that ultimately, they have no objection to the proposed development. 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 were reviewed by the Parks and Recreation Commission at their meeting on March 9th, 2017. The Parks and Recreation Commission voted to accept Staff's recommendation to accept a cash contribution and that the costs associated with the construction of the eight (8) foot bituminous trail could be credited against the trail fee. The total cash contribution for park dedication would be $33,600 (12 lots at $2,800). The trail fee would be $9,600 (12 lots at $800). If the cost to construct the trail can be demonstrated as running over the total trail fee, the balance may be deducted from the cash park dedication owed.
The Environmental Policy Board (EPB) reviewed the landscaping and tree preservation plans at their regularly scheduled February 22, 2017 meeting. The EPB recommended approval of the landscaping and tree preservations plans contingent upon compliance with the staff review letter and supported the PUD as it would result in greater protection of Trott Brook.
Alternatives
Alternative 1: Approve the introduction of Ordinance #17-05 rezoning the Subject Property from R-1 Residential (Rural Developing) to PUD (Planned Unit Development) and adopt 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: Deny the introduction of Ordinance #17-05 rezoning of the Subject Property from R-1 Residential (Rural Developing) to PUD (Planned Unit Development). If the City Council denies the rezoning, then it should also deny 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.
Funding Source:
All costs associated with the Application are the responsibility of the Applicant.
Recommendation:
Planning Commission recommends that City Council adopt Ordinance #17-05 rezoning the Subject Property from R-1 Residential (Rural Developing) to Planned Unit Development (PUD) and adoption of Resolution #17-02-053 granting preliminary plat approval of Covenant Meadows.
Action:
Motion to introduce Ordinance #17-05 rezoning the Subject Property from R-1 Rural Developing to Planned Unit Development (PUD) and adopt Resolution #17-02-053 granting preliminary plat approval of Covenant Meadows, contingent upon compliance with the Staff Review Letter.
Attachments
- Site Location Map
- Application Document
- Preliminary Plat
- Updated Plan Set
- Staff Review Letter
- Supporting Info Regarding New Wells
- EPB Meeting Minutes Dated Feb. 22, 2017
- Draft Planning Commission Meeting Minutes Dated March 2, 2017
- City Council Meeting Minutes Dated March 14, 2017
- Park and Recreation Meeting Minutes Dated March 9, 2017
- DRAFT Planning Commission Meeting Minutes Dated April 6, 2017
- Ordinance #17-05
- Resolution #17-04-083
Form Review
| Inbox | Reviewed By | Date |
|---|---|---|
| Chris Anderson | Chris Anderson | 04/20/2017 09:57 AM |
| Brian Hagen | Tim Gladhill | 04/20/2017 10:28 AM |
| Kurt Ulrich | Kurt Ulrich | 04/20/2017 03:48 PM |
- Form Started By:
- emaass
- Started On:
- 04/18/2017 03:48 PM
- Final Approval Date:
- 04/20/2017