Adopt Resolution #18-265 Approving Alternatives AKM Farms (Paxmar) for Revision to the 2040 Comprehensive Plan Update

This case is being reviewed by the Planning Commission on December 6, 2018. The minutes from this meeting are not yet available in time for publication.

The purpose of this case is to discuss a request from AKM Farms (Paxmar) to revise the current draft of the Comprehensive Plan Update to change the future/planned land use of two parcels. This case is for discussion only. The City has requested an extension into June to complete the Comprehensive Plan Update. The Update is 90% complete. The extension will allow the City to flesh out this, and one other, request.

This case is updated based on City Council review and direction from August 28, 2018. Minutes from the August 2, 2018 Planning Commission and August 28, 2018 City Council Meeting are attached for reference and background. Additionally, videos from these meetings are current available online at www.qctv.org/ramsey (as of 11/30/18).

Notification has not been provided for this discussion.

The request involves two sites in close proximity.

• Northfork Parcel (western parcel)
• Alpha Development Parcel (eastern parcel)

Northfork Parcel

The City Council was not comfortable with this entire parcel becoming Medium Density and requested to review a dual designation of Low Density and Medium Density. This concept is now available for review.

This site is currently guided as Rural Developing. The site is assumed to be part of the original Northfork Planned Unit Development, although records reflect this in different capacities over the years. Nonetheless, this site is not located in the future urban service area, at the request of the previous land owner. The area is guided for lots of at least one (1) acre on private well and septic. Previous feedback from area neighbors is that the density lower than the adjacent development provides transition to the Northfork neighborhood, which is larger lots on private well and septic.

The current owner purchased the property in 2017 and would like to extend municipal water supply and sanitary sewer. There was a previous development proposal submitted that included a public workshop and Planning Commission review. The request was ultimately denied. Any change to the planned land use for this site is a policy decision for the Planning Commission and City Council. From a technical perspective, this can be accomplished. Staff believes there is merit for at least extending the future urban service area. The Owner is requesting a future land use of medium density (detached), which would net approximately 100 households. Based on previous review, Staff believes a compromise could be considered.

Northfork Parcel Alternatives:

• Low Density Residential
• Medium Density Residential
• Mix of Low Density Residential and Medium Density Residential
• No Change - Leave as Rural Lots

Alpha Development Parcel

The City Council was open to a little more flexibility on this parcel and requested to review a concept with a dual designation. Of key importance, Council Direction was for no deviation to density transition requirements to the neighborhood to the east. The revised concept is now eligible for review.

The Owner, previously under the name as Paxmar, LLC, pitched a similar project in 2017 that was denied by the City Council. That development proposal included a mix of medium density (detached) and low density residential. The primary objection was density transitioning, and a slight deviation to minimum requirements. Additionally, a majority of the City Council felt that it was appropriate to leave this parcel guided as Low Density Residential, given its direct proximity to adjacent rural lots.

Assuming that there are not requests to deviate from density transitioning requirements, Staff could support a version of this proposal with some minor modifications. It is noted that AKM Farms is attempting to transition from the High Density Residential in the Riverstone neighborhood to the west of this parcel (future phase).

Alpha Development Alternatives

• No Change - Low Density Residential
• Mix of Low Density Residential and Medium Density Residential

Conclusion

Staff will provide a more detailed presentation to help navigate this multi-faceted request at the Planning Commission Meeting. In either scenario, Staff would recommend a transparent approach (additional notifications and hearings at final adoption) as previous public workshops were held on these proposed land use scenarios in 2017.

This request is being handled as part of normal Staff duties.

Staff is requesting direction from the City Council as to what alternatives should be included in the final version of the Comprehensive Plan Update.

Motion to adopt Resolution #18-265 approving alternatives AKM Farms (Paxmar) for revision to the 2040 Comprehensive Plan Update.