Agenda - Planning Commission - 02/22/2024

Home

6. 1. Regular Planning Commission Meeting Date: 02/22/2024 Primary Strategic Plan Initiative: Promote economic growth and development. Information Title: Harmony Farms (US Home LLC/Lennar) Preliminary Plat for 57 Single -Family Lots Northeast of 167th Avenue NW and Nowthen Boulevard NW. Purpose/Background: US Home LLC (Lennar) has submitted an application for Preliminary Plat of the undeveloped land directly south of Brookside Elementary School. The property is zoned R-1 A, a single-family zoning district with a minimum 80-foot wide lot and 10,000 square feet in area. The Planning Commission reviewed a sketch plan of the property in September 2023. At that time, the Zoning Code was in the final stages of review. The Planning Commission recommended a proposed zoning map showing the R-1B district (65-foot lots) in this location and the applicant had prepared a sketch plan accordingly. The City Council subsequently determined that the R-1A district would be a better fit for this site and then adopted the new Zoning Code and map in November. The proposed plat has the same roadway configuration as the sketch plan, but has been revised to show the R-1A (80-foot) lots. Notification: Mailed notices were sent to property owners within 700 feet of the site. A notice was placed in the February 9, 2024, Anoka Union Herald Newspaper legal section. A "proposed development" sign was placed on the property. Time Frame/Observations/Alternatives: Lots The proposed plat contains 57 detached single-family lot, all of which meet the minimum areas and widths of the R1-A zoning district (80-foot width and 10,000 square feet in area). The density of the site is 2.50 units/acre. The proposed subdivision is short of the 3.0-4.0 units/acre density required by the Comprehensive Plan. In discussing the situation with our Sector Representative, the Metropolitan Council looks at the aggregate density of all developments in the community in a given year. With anticipated townhome and multi -family projects this year, the proposed density is not an issue. Roadways The plat dedicates a network of local roadways. Access to the site will be in two locations. The western access to Nowthen Boulevard NW, 168th Avenue NW, is shown as a right -in -right -out per Anoka County's spacing guidelines. A right turn lane will be constructed on Nowthen Boulevard. The southern access will be constructed across a City -owned outlot that was dedicated with the previous plat of Harmony Farms in 1997 that was intended to be a future roadway. This roadway, Coquina St. NW, is opposite existing Coquina St. south of 167th Avenue. This connection provides full movement access to the site as needed by the public safety departments. Across the outlot, the applicant is proposing to construct the roadway as a rural section road as essentially a temporary roadway. The adjacent property owners have not indicated a desire to subdivide at this time, so sanitary sewer and utility services will necessitate digging up this roadway in the future should those subdivisions occur. All of the internal local roadways are shown at the standard 32-foot widths within 60-foot rights -of -way. The proposed street names follow the Anoka County naming system, with two required adjustments: Ebony Lane