Agenda - Council Work Session - 06/26/2018

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CC Work Session Meeting Date: 06/26/2018 By: Tim Gladhill, Community Development 2. 1. Information Title: Review Objections to Revised Preliminary Plat for Riverstone; Case of Capstone Homes Purpose/Background: This case is also scheduled for the 6/26 Regular Meeting for formal action. This case is being included in work session for the opportunity for City Council to ask questions, as AKM Farms has threatened legal action if the City Council approves the revised Preliminary Plat for Riverstone. Staff, in consultation with the City Attorney, feels that the City acted appropriately with the original Preliminary Plat approval, and should feel confident in extending the Preliminary Plat with revisions (as requested by the City). The formal case for action continues below. 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