Adopt Resolution Approving Final Plat of Covenant Meadows and Rezoning of the Subject Property (Project #17-102); Case of Eric Thomsen. 

1.  Adopt Ordinance #17-05 Approving Zoning Amendment to Planned Unit Development (PUD)
2.  Adopt Resolution #17-06-138 Approving Final Plat

The purpose of this case is to consider approval of the Final Plat and adopt an Ordinance for a Zoning Amendment for a development known as Covenant Meadows.  The property is legally described as Outlot A, Meadowbrook (the "Subject Property").  The proposed development would subdivide approximately thirty-eight (38) acres into twelve (12) single family lots that would be serviced by individual private utilities (well and septic systems). The Final 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.  

 

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 City Council granted Preliminary Plat approval earlier this year, which granted 'entitlement' to the project with regard to layout, lot configuration, and number of lots. The purpose of the Final Plat stage is to approve the official legal document that will subdivide the lots (Plat).  The Final Plat is generally consistent with the approved Preliminary Plat.

The City has received information from the MN Department of Natural Resources regarding whether any rare species or other significant natural features were known to occur in the vicinity of the project site.  Of note, the Minnesota Biological Survey (MBS) did identify a Site of Below Biodiversity Significance partially within the project area.  While this classification does not meet the threshold for statewide significance, they do generally have conservation value as habitat for native plants and animals, as wildlife corridors, or as buffers to surrounding higher quality natural areas.  The area meeting this classification is within the fifteen (15) acres of land proposed to be deeded to the City for permanent open space protection, another added benefit to considering a PUD for this project.

The Final Plat is generally consistent with the approved preliminary plat with minor revisions necessary to the plan set as outlined in the staff review letter.

Alternatives

Alternative 1: Approve the Zoning Amendment and Final Plat for Covenant Meadows.  The Final Plat is generally consistent with the approved Preliminary Plat.  The Zoning Amendment would rezone the Subject Property to a Planned Unit Development with the public benefit being about fifteen (15) acres of land that would be deeded to the City for permanent protection of open space.  This area also includes a portion of land that is classified as having conservation value based on the Minnesota Biological Survey.  Furthermore, this would preserve in perpetuity another segment of a greenway corrdior along the Trott Brook.  Staff supports this alternative.

Alternative 2: Do not approve the Zoning Amendment and Final Plat for Covenant Meadows.  If the City Council is not supportive of rezoning the Subject Property to a PUD, then it should not adopt the proposed Ordinance and should then subsequently not approve the Final Plat as it would not comply with the underlying R-1 Residential (Rural Developing) District standards.  The proposed project will permanently protect a high value natural area straddling both sides of Trott Brook as well as the steep slope down to the brook.  The Final Plat is generally consistent with the approved Preliminary Plat and as long as the revisions outlined in the Staff Review Letter are incorporated into the plan set, Staff would not support this alternative.




 

Staff recommends that the 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 #17-06-138 granting final plat approval of Covenant Meadows.