Agenda - Council - 06/26/2018 - Laserfiche WebLink

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CC Regular Session Meeting Date: 06/26/2018 By: Tim Gladhill, Community Development 7. 3. Information Title: REVISED [June 22, 20181: Adopt Resolution #18-130 Approving Revised Preliminary Plat for Riverstone; Case of Capstone Homes Purpose/Background: Update: this case has been revised to add Future Land Use Map (Comprehensive Plan), Zoning Map, and Previous Plans for Outlot C Northfork for context. The letter from AKM Farms (Paxmar) has a development proposal that is not consisistent with the current Comprehensive Plan and Zoning Map. The future/planned land use for Outlot C, Northfork is key to the discussion and objections raised by AKM Farms. The purpose of this case is to consider a revised Preliminary Plat for Riverstone, a 293 lot residential subdivision. Primarily, the intent of this revision is to satisfy contingencies of original Preliminary Plat approval. Of note, plans for pedestrian crossings at Alpine Drive are included. Secondarily, the Developer (Capstone Homes) desires to slightly revise lot widths on two (2) blocks to slightly widen lots, resulting in the net reduction of approximately two (2) lots. Overall, the project is significantly the same as originally approved. Finally, the Developer proposes a slight modification to topsoil standards to address stormwater and drainage. Notification: Staff attempted to notify all Property Owners within 700 feet of the Subject Property. The Public Hearing was also published in the Anoka County UnionHerald. Observations/Alternatives: Specific details are included in the Staff Review Letter. The City has received a letter from AKM Farms, LLC (Paxmar) objecting to the Preliminary Plat on two (2) grounds. Staff recommends that the Preliminary Plat proceed forward as originally approved and recommended. 1. AKM Farms believes density transitioning should be applied adjacent to Outlot C, Northfork. 2. AKM Farms requests that utilities be extended through Riverstone to serve Outlot C, Northfork Density Transitioning Density Transitioning requirements apply to new development adjacent to existing residential neighborhoods. In this case, Staff has interpreted Outlot C, Northfork as not being an existing residential neighborhood. There are no homes constructed on this outlot. There are no public utilities constructed on this outlot. AKM Farms argues that since Outlot C is zoned as Planned Unit Development (PUD) as part of the Northfork subdivision, that it shall be defined as an existing residential neighborhood. Staff and the City Attorney do not agree with this interpretation. Municipal Water Supply and Sanitary Sewer Paxmar has requested that the Preliminary Plat be modified to extend municipal water supply and sanitary sewer to Outlot C, Northfork. Outlot C is NOT located in the future urban service area. This request was also made by Paxmar in 2017 after Preliminary Plat approval, but as part of Final Plat approval for the first phase of Riverstone. Riverstone Land, LLC (Capstone) was asked if they would be willing to incorporate this utility extension as part of