ANOKA PLANNING COMMISSION REGULAR MEETING ANOKA CITY HALL TUESDAY, MAY 16, :00 P.M.

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1 ANOKA PLANNING COMMISSION REGULAR MEETING ANOKA CITY HALL TUESDAY, MAY 16, :00 P.M. CALL TO ORDER: The regular meeting of the Anoka Planning Commission was called to order at 7:00 p.m. ROLL CALL: Planning Commissioners present: Chair Don Kjonaas, Sandy Herrala, Borgie Bonthuis, Karna Brewer (arrived at approximately 7:04 p.m.), and James Cook Planning Commissioners absent: Commissioners Rech and Brahs Staff present: Community Development Director Borglund APPROVAL OF MINUTES: a. Approval of May 2, 2017 Regular Meeting Minutes Due to lack of a quorum with Commissioners Herrala and Bonthuis abstaining from the vote, Chair Kjonaas advised the approval of the May 2, 2017 Regular Meeting minutes will be moved to the next Planning Commission meeting. NEW BUSINESS: None. OLD BUSINESS: None. PUBLIC HEARINGS ON NEW APPLICATIONS: a. A : Green Haven Parkway 2 nd Addition Preliminary Plat (north of Garfield Street, west of Euclid Avenue) Community Development Director Borglund reported the Applicant, City of Anoka, submitted a Preliminary Plat to be known as Green Haven Parkway Second Addition creating to three (3) outlots. The proposed plat also creates necessary right-of-way associated with Green Haven Parkway, which will be constructed in the summer of 2017.

2 Page 2 of 10 Community Development Director Borglund reported the proposed Preliminary Plat encompasses acres. The parcels involved with the proposed plat involve portions of golf course property and the former Connexus site purchase by the City in Outlot A and B are being sold for development. Outlot C will remain in the ownership of the City/Green Haven Golf Course and Event Center. Community Development Director Borglund reported they do have an approved purchase agreement with a builder, and they must establish the boundary of the property that is being sold. The Preliminary Plat creates the following three outlots and necessary right-of-way allowing the construction of Green Haven Parkway: Outlot A: Size: 1.63 Acres Ownership: Purchase Agreement with Lennar/U.S. Homes Corporation Proposed Use: Townhomes Development Outlot B: Size: 3.24 Acres Ownership: Purchase Agreement with Lennar/U.S. Homes Corporation Proposed Use: Townhomes Development Outlot C: Size: Acres Ownership: City of Anoka Proposed Use: To remain golf course as used today. Green Haven Parkway Right-of Way: Size 2.32 acres Community Development Director Borglund pointed out a minor adjustment was made with the plat for Green Haven Parkway to make sure the right-of-way makes sense for the continuation of the road in Phase 2. Staff is recommending approval of the proposed Preliminary Plat to the City Council as presented. Commissioner Brewer inquired about differences in photos and how the white box does not line up with the actual shape of the other maps. Community Development Director Borglund explained there are three parcels currently platted and the lines on the photo represent existing property lines they are looking to replat. The replat absorbs the Connexus property and some portions of the golf course. The property line was extended to have more room to build townhomes. There will be minor adjustments on the golf course to accommodate this change, but nothing that is significant. A comprehensive plan amendment and rezoning has already been approved by the Planning Commission that changed this are to a R-3 zoning.

3 Page 3 of 10 In response to a question by Commissioner Brewer, Community Development Director Borglund stated if this Preliminary Plat is approved, the developer will come back in early June and replat the parcels into lots and submit a development plan for review. Chair Kjonaas opened the public hearing at 7:12 p.m. Jim Neilson, 118 East Main Street, Real Estate Attorney and member of the Anoka Men s Club, commented a portion of this property originally belonged to the Anoka Men s Club. They sold it to the City in 1952 with the condition it could only be used for golf and recreational purposes. However, a State statute allows the restrictions to be dropped after 30 years. There was also some discussion regarding where the lot lines should be, and once the Preliminary Plat is approved by the City Council, the lot lines will be set. He suggested to the developer that on the most easterly portion, the line from Garfield Street go at right angle to the north to intersect the easterly line of Outlot B. Currently, it goes at a 45-degree angle towards the northeast, and at that angle, they would be losing 3 very large oak trees. Additionally, the portion that is south easterly of the line is essentially useless. The developer told him it could be used as green space or for bushes. He disagrees and thinks it would be better to have a larger area around hole 15. Mr. Neilson reported the concept plan for this area proposes 32 townhomes, and the golf course will get benefit of the sale at $11,000 per townhome. If they take out one townhome, the cost to the City is only $11,000. Chair Kjonaas commented it appears the three large oak trees will not be near where the townhomes will be built. Mr. Neilson responded because there is only a concept plan, the location of the townhomes cannot be determined and whatever is in Outlot B is going to be owned by the developer. Community Development Director Borglund pointed out as part of the development plan, the City does require tree inventory and has the ability to preserve trees no matter who owns the property. Mr. Neilson stated they could cut the trees down in a few years since the restrictions on properties go away based on the previously referenced State statute. Chair Kjonaas inquired what the golf pro and Board members think of Mr. Neilson s proposed concept. Community Development Director Borglund stated the Anoka Men s Club took formal action at a meeting and approved the proposed property line. Mr. Neilson stated the Anoka Men s Club did not know exactly what was happening. No one knew where the line was until after the City surveyor was out there, which happened in the last three weeks. Commissioner Brewer inquired what the rationale was to cut the property at an angle instead of continuing east. Community Development Director Borglund responded they did make some adjustments to the plat after having some discussions with Mr. Neilson.

4 Page 4 of 10 Commissioner Bonthuis clarified the line would have then gone all the way down to Garfield, but staff cut it back at a 45-degree angle. Commissioner Brewer inquired if the purchase agreement amount would be altered in the event that a straight line seems more reasonable. Community Development Director Borglund stated it will not alter the purchase agreement, but this plat is what Lennar has been presented. Commissioner Brewer inquired what the process is for considering Mr. Neilson s suggestion to consider a straight 90-degree angle. Community Development Director Borglund responded staff can evaluate it, but they already adjusted the plat once. Chair Kjonaas stated they could recommend approval of the plat as is, with the recommendation that staff evaluate Mr. Neilson s proposal. Commissioner Bonthuis inquired if Mr. Neilson could guarantee the three oak trees are within the triangle area he described. Mr. Neilson responded yes, they are within the triangle as shown on the preliminary plat. Chair Kjonaas closed the public hearing at 7:30 p.m. Commissioner Herrala commented she would like to save the trees if possible. Chair Kjonaas inquired how important the described triangle area is to this project. Community Development Director Borglund responded they only have so much land to work with. They will identify significant trees through the development process and they have already made an adjustment to this proposal. Commissioner Brewer stated it would help if they knew how many feet it was from the southeast corner to the red line because it could affect setbacks for the building that is at that corner. Community Development Director Borglund suggested the Planning Commission take action and request that staff look at this area and its trees before it goes before the City Council. They need to determine boundaries before the developer can present a plan. This boundary was approved at the direction of the City manager and the golf pro, and has gone through the proper steps. They worked with the Anoka Men s Club as a courtesy, even though the 30-year deed restriction was no longer valid. Commissioner Brewer inquired if the golf pro would object to getting more land with an adjustment. Community Development Director Borglund pointed out they have already given up land with the first adjustment they made. Commissioner Cook determined the area from the 45-degree angle to the 90-degree angle off of Garfield Street is about 3,500 square feet. He inquired how much area is needed for a housing

5 Page 5 of 10 unit. Community Development Director Borglund stated the purpose of this proposal is to define property lines and the right-of-way. MOTION WAS MADE BY COMMISSIONER BONTHUIS, SECONDED BY COMMISSIONER COOK, TO APPROVE A , GREEN HAVEN PARKWAY 2 ND ADDITION PRELIMINARY PLAT (NORTH OF GARFIELD STREET, WEST OF EUCLID AVENUE), AND DIRECT CITY STAFF TO CONSIDER MR. NEILSON S PROPOSAL, AND INCLUDE THE GOLF PRO AND DEVELOPER IN THE DISCUSSION. Commissioner Herrala suggested City staff have photographs to look at when presenting this to the City Council. Commissioner Bonthuis pointed out the line has already been adjusted once, and Mr. Neilson is asking for more. Community Development Director Borglund stated the line is drawn at the angle due to potential setbacks in that area. 5 ayes 0 nays. Motion carried. b. A : Comprehensive Plan Amendment and Rezoning (southeast corner of 2 nd Avenue and Monroe Street Community Development Director Borglund reported the City of Anoka is proposing a Zone Change and Comprehensive Plan Amendment on approximately 2.4 acres located at the southeast corner of Second Avenue and Monroe Street. Lennar has designed a preliminary plan to include 16 attached townhome units fronting onto 2nd Avenue and Monroe Street. The parking lot located at the eastern end of the property will be preserved as leased surface parking. Community Development Director Borglund reported the proposed changes would be from R-1 Single Family Residential and B-4 Business Limited Business to R-3 Medium and High Density Residential. He pointed out the findings for the criteria when considering a change to the zoning classification of a property were included in the packet. Community Development Director Borglund reported State Statutes require a City s comprehensive plan to be consistent with their zoning ordinance. With the request to amend the zoning designation to R-3 Medium and High Density Residential, the City must amend the land use designation from Low Density Residential and Limited Commercial to Medium Density Residential to be consistent. He pointed out the goals and policies of the comprehensive plan and the proposed amendments compliance are outlined in the meeting packet.

6 Page 6 of 10 Community Development Director Borglund stated the proposed zoning and land use classifications are consistent with the 2030 Comprehensive Plan criteria for land use, goals, and implementation. Staff recommends approval of the rezoning to R-3 Medium and High Density Residential & Comprehensive Plan Land Use Map amendment to Medium Density Residential based on findings in the staff report. Community Development Director Borglund stated there is a purchase agreement with the City HRA and the developer, Lennar, for the property. If the Comprehensive Plan Amendment and Zone Change are approved, Lennar will submit applications for a Planned Unit Development- Residential, Site Plan Review, and Preliminary Plat. Commissioner Brewer clarified the City advertised this area for development under the existing zoning and now a developer wants to pursue something different. This requires the City to rezone the area for a different use and density. Community Development Director Borglund stated the City has put forward what they would like to see happen with these City-owned parcels. It designed a conceptual plan for these properties, and there are steps that need to take place to make it happen. The property needs to be rezoned in order to get it ready for development now that there is an interested party. Commissioner Brewer stated she had seen a different plan for this site that included a parking ramp. Community Development Director Borglund confirmed this plan does not include a parking ramp, the existing surface lots will stay are they are, and 16 attached townhomes will be constructed on Second Avenue and Monroe Street. Commissioner Kjonaas stated they were asked to look at the site to explore the idea of a parking lot, but no one was interested in building it. Commissioner Brewer commented they cleared out that area thinking there was a plan, and she expressed concern with the rezoning. Commissioner Cook pointed out the rezoning creates a blank slate which makes the property more marketable. Commissioner Brewer commented they City has very little developable land left and they must be prudent and wise in the changes they make. Chair Kjonaas opened the public hearing at 7:54 p.m. Barb Thurston, 1815 Third Avenue, commented a few years ago, the City Council did not want any more high density housing. They down zoned several neighborhoods, and now it feels like it so going back that way. She inquired why a parking lot is being zoned R-3, when it is not even

7 Page 7 of 10 on the purchase agreement for the developer. She requested the parking lots be removed from the proposed zoning request and keep them R-1 Single Family. Community Development Director Borglund stated parking lots are accessory uses, not specifically zoned, and allowed within a district. The property is being sold is owned by the HRA and an adjustment could be made regarding the area to be rezoned. At the request of Chair Kjonaas, Community Development Director Borglund pointed out the area that is being sold. He is unsure why the parking lots are included in the area to be rezoned. The City is not planning to do anything different with the parking lots. Jim Neilson, 118 East Main Street, commented he agrees with Ms. Thurston. The City parking lot south of the school parking lot is zoned residential. If it is changed to anything other than residential, it allows for a higher density option in the future. The zoning should not be changed on the City s parking lot. The only area that should change are the properties facing on Second Avenue and the southeast corner of Second Avenue and Monroe Street. Andy Gall, 1811 Second Avenue, inquired if there was any conceptual drawing of what the highdensity housing may look like. He understands it is a valuable piece of property to the City, but expressed concern that the high-density housing may attract undesirable people to the neighborhood. Community Development Director Borglund provided a preliminary drawing and stated if the rezoning is approved, the developer will submit actual plans. The proposed zoning is for medium-density housing and the average townhome would sell in the $300,000 range. The units will be owned and a very nice product. The City wants to have redevelopment projects that are adding value and identifying with community character. Jessica Novak, 1809 Third Avenue, commented her concern is with the aesthetics of the development and she hopes the character of the neighborhood is maintained. She inquired if there will be enough parking for 16 units and how much control the City will have over it. Community Development Director Borglund stated the purposed of this public hearing is to evaluate the use and rezoning of the property, not to discuss the details of the townhomes. Ms. Novak inquired how many units would be allowed if the property was not rezoned. Community Development Director Borglund stated between four and six homes would be allowed, maybe less. The City owns the property and is working with the developer on this project. The final product will be owned, look nice, and carry out the City s goals and intentions. At this point, they are talking about the footings to allow something like that to happen at this location.

8 Page 8 of 10 Chair Kjonaas closed the public hearing at 8:10 p.m. Commissioner Herrala commented they are making the decision of rezoning based on the presented concept of 16 townhome units. She inquired what would happen if Lennar backed out after it was rezoned or decided they wanted more townhomes. Community Development Director Borglund stated Lennar will meet their zoning requirements and have accepted the idea of 16 townhome units since that is the amount the site can handle. Commissioner Cook commented if they have a larger area to work with, including the parking lots, the whole area can flow better and fit more appropriately within the community. Chair Kjonaas commented they have someone who wants to develop the piece of property and they need to rezone it to meet the City s goals. The parking lots should have been included from the beginning if they were intended to be used for this redevelopment. Community Development Director Borglund stated there has been discussion regarding the parking lots and whether they should be developed, but the direction was to focus on the 16 unit townhomes. Commissioner Brewer inquired if they could approve rezoning the western lots, and not approve the parking lots. Commissioner Bonthuis stated she has been in on all the discussion regarding the parking lots. The north section is owned by the school district and most of the south section is being leased to the school district. They can approve the six properties, and keep the parking lots out of the approval. MOTION WAS MADE BY COMMISSIONER BONTHUIS, SECONDED BY COMMISSIONER BREWER, TO APPROVE A COMPREHENSIVE PLAN LAND USE MAP AMENDMENT TO MEDIUM DENSITY RESIDENTAL FOR PROPERTIES AT 210 MONROE STREET, AND 1800, 1806, 1814, 1820, AND 1834 SECOND AVENUE. 5 ayes 0 nays. Motion carried. MOTION WAS MADE BY COMMISSIONER BONTHUIS, SECONDED BY COMMISSIONER BREWER, TO APPROVE REZONING TO R-3 MEDIUM AND HIGH DENSITY RESDENTIAL (SOUTHEAST CORNER OF 2 nd AVENUE AND MONROE STREET) FOR PROPERTIES AT 210 MONROE STREET, AND 1800, 1806, 1814, 1820, AND 1834 SECOND AVENUE.

9 Page 9 of 10 5 ayes 0 nays. Motion carried. c. A : Green Haven East Preliminary Plat (northwest corner of Highway 10 and State Avenue Community Development Director Borglund reported the Applicant, City of Anoka, submitted a Preliminary Plat to be known as Green Haven Parkway Second Addition creating to 2 new outlots. Located at Highway 10 and State Street, it is 3.89 acres and currently zoned R-3 Medium and High Density Residential with a Medium Land Use designation. This area is part of the Greens of Anoka Redevelopment Plan, and the City now has entered into a purchase agreement with Lennar to allow the sale of Outlot A. The concept plan includes seven townhome units and they would part of the same association as the townhome units in the previously discussed application. This project would begin in Community Development Director Borglund reported the Preliminary Plat creates the following two outlots and necessary right-of-way allowing the construction of Green Haven Parkway: Outlot A: Size: 1.05 Acres Ownership: Purchase Agreement with Lennar/U.S. Homes Corporation Proposed Use: Townhomes Development Outlot B: Size: 2.54 Acres Ownership: City of Anoka Proposed Use: Golf Course Community Development Director Borglund reported the boundary shown was drawn in an area that down slopes and out of the way of the existing pine trees. The bump out on the south end is where the billboard is. Staff is recommending Planning Commission approval as presented. Commissioner Brewer pointed out a steep grade change. Community Development Director Borglund explained the parcel is flat at the top and slope begins where the property line is drawn, and goes down towards the fairway. The overall elevation will be the same as it is on State Avenue. Chair Kjonaas opened the public hearing at 8:26 p.m. Chair Kjonaas closed the public hearing at 8:27 p.m. MOTION WAS MADE BY COMMISSIONER BONTHUIS, SECONDED BY COMMISSIONER COOK, TO APPROVE A GREEN HAVEN EAST

10 Page 10 of 10 PRELIMINARY PLAT (NORTHWEST CORNER OF HIGHWAY 10 AND STATE AVENUE). 5 ayes 0 nays. Motion carried. MISCELLANEOUS: a. Upcoming Meetings: Next regular meeting will be Tuesday, June 6 at 7:00 p.m. Next work session will be Tuesday, June 20 at 6:00 p.m. ADJOURNMENT: MOTION WAS MADE BY COMMISSIONER BONTHUIS, SECONDED BY COMMISSIONER HERRALA, TO ADJOURN THE MEETING. 5 ayes 0 nays. Motion carried. Time of adjournment: 8:50 p.m. Submitted by Stephanie Rouse, Associate Planner

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