Agenda - Planning Commission - 09/28/2023

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7. 1. Regular Planning Commission Meeting Date: 09/28/2023 Primary Strategic Plan Initiative: Promote economic growth and development. Information Title: Consider Sketch Plan for a Proposed Single Family Residential Development East of Nowthen Boulevard and South of Brookside Elementary School (Project No. 23-111); Case of Lennar Purpose/Background: The City has received an application from Lennar (the "Applicant") for Sketch Plan review of a proposed single family residential development on the property generally located north of 167th Avenue, east of Nowthen Boulevard, and south of Brookside Elementary School (the "Subject Property"). The Sketch Plan proposes a total of seventy (70) single family residential lots. This proposal is being reviewed under the Zoning Code update standards. Although the Zoning Code update has yet to be adopted by City Council, it has been through the public hearing process, and the Planning Commission did recommend approval of the Zoning Code update. Thus, this review is based on the proposed R-1B Single Family Residential District standards, which are based on a sixty-five (65) foot wide minimum lot width. This proposed district is comparable to the current R-1 MUSA-65 district. Notification: The City attempted to notify property owners, as reflected in the Anoka County Property Records, within 700 feet of the Subject Property of the request via standard U.S. mail. Time Frame/Observations/Alternatives: General Summary The Subject Property is about 22.8 acres in size and abuts Brookside Elementary School property to the north. The Subject Property consists of two outlots that were created as part of the Harmony Farms subdivision in 1997. The Harmony Farms subdivision included a third outlot that was deeded to the City for a future road connection to 167th Avenue when the Subject Property was developed. The Subject Property presently consists of row crops with no existing improvements. The Sketch Plan proposes seventy (70) single family residential lots and includes a right in, right out access onto Nowthen Boulevard. The proposed net density of the project is 3.1 dwelling units per acre. Zoning The Subject Property is currently zoned R-1 Residential (MUSA) - 80. The properties to the south and west are also currently zoned R-1 Residential (MUSA) - 80. The property to the north is currently zoned Public/Quasi-Public. The properties to the east are currently zoned R-1 Residential (Rural Developing). However, as previously noted, the proposed (but yet to be adopted) Zoning Map designates the Subject Property as R-1B Single Family Residential, which allows a minimum lot width of sixty-five (65) feet. The properties to the south are also designated as R-1B Single Family Residential. The properties to the west are designated as R-1A Single Family Residential (minimum lot width of seventy-five [75] feet). The property to the north is designated as Public/Institutional. The properties to the east are designated as UR - Urban Reserve. In the R-1B Single Family Residential district, the minimum lot size is 6,500 square feet, the minimum lot width (at the front setback) is sixty-five (65) feet, and the minimum lot depth is ninety (90) feet. All lots within the Sketch Plan appear to meet or exceed these standards. The Applicant has proposed deeper lots throughout the project site. The lots along the eastern boundary, adjacent to existing, larger lot single family residential