Agenda - Planning Commission - 04/06/2017

Home

Regular Planning Commission 5. 3. Meeting Date: 04/06/2017 By: Chris Anderson, Community Development Information Title: Consider Preliminary Plat and Zoning Amendment for Covenant Meadows (Project #17-102); Case of Eric Thomsen. Purpose/Background: 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 MNDNR 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. 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.