04-25-11-R - Laserfiche WebLink

Home Browse Search

ARDEN HILLS CITY COUNCIL—April 25, 2011 11 7.A. Planning Case 11-006 for a Comprehensive Plan Amendment Adding Very Low Density Residential as a Land Use Classification in the 2030 Comprehensive Plan and Re-guiding the Property at 4500 Snelling Avenue North as Very Low Density Residential (continued) City Planner Beekman stated the applicant has a purchase agreement for 25.4 acres of undeveloped land on the southeast corner of Highway 96 and Snelling Avenue N. The property is zoned Rl, single-family residential, and is guided for Low Density Residential in the City's 2030 Comprehensive Plan. The applicant is requesting approval to subdivide the property to allow for single-family homes. Through early discussions with the developer it became clear that there is a conflict between the City's Zoning Code and Comprehensive Plan in regards to the required density of R-1 property in the City. The City's 2030 Comprehensive Plan guides the future land use of the property as Low Density Residential, which is defined as residential property developed at three to five units per net acre. In contrast, the City's Zoning Code caps the allowed density in the R-1 District at three units per net acre. Furthermore, the Code requires a minimum. of 14,000 square feet per R-1 lot, which does not allow for a density of three units per net acre. If the applicant develops the property in accordance with the City's Subdivision and Zoning Ordinances, they would need a Comprehensive Plan Amendment (CPA) to allow less than three units per acre. In contrast, if the property were developed in accordance with the Comprehensive Plan requirements at a higher density, flexibility from the City's Zoning Code would be necessary. At the January 31, 2011,work session with the City Council, Pulte Group presented two concept plan scenarios; one at a higher density option that met the requirements of the Comprehensive Plan,and a second lower density option that met the requirements of the Zoning Code. The City Council gave direction that the lower density option was preferred, and Pulte Group has since _ moved forward with preparing a development application package in line with this direction. If the City approves the CPA, it will be contingent on approval from the Metropolitan Council. Councilmember Holden asked if the Met Council required a density of 3 units per acre or higher. City Planner Beekman stated the Met Council prefers a minimum density of 3 or more units per acre for new development. They want the City to have an average density of 3 units per acre and the City does meet this even with the proposed Fox Ridge development. Councilmember Holden stated she would like to be sure that if Pulte decides to pull out of the project the amendment is still approved because the City needs to rectify the difference in the City Code and the 2030 Comprehensive Plan. City Planner Beekman stated the motion being presented at this time was to approve the Comprehensive Plan Amendment and to reclassify the property as Very Low Density Residential. Even if Pulte Group decides not to do this project it is necessary to bring the Comp Plan and Zoning Code in line. By amending the Comprehensive Plan the City is eliminating discrepancies presented by the City's Zoning Code and the 2030 Comprehensive PIan regarding the density for the R-1 District. Councilmember Holmes asked if all of the R-1 District would need to be reclassified as Very Low Density Residential or if there would be two R-I Districts now.