Discussion:
D.R. Horton Inc. - Minnesota, applicant, and William & Jean Luers, LaTour Farms LP, David Brown, and Harriet Plekkenpol, property owners, have applied for a rezoning and preliminary plat of property located south of County State Aid Highway 78 and East & West of Zumbro Avenue as identified in the attached legal descriptions and concept plan.
The property consists of approx. 237 acres and was recently annexed from Jackson Township. Their concept plan shows 601 units consisting of a mix of single family and twin homes.
This property is currently zoned Agricultural Preservation (AG) Zone. The applicant's request is to rezone the northwestern portion (which consists of the twin homes) to R-2, Medium Density Zone, with the balance to be rezoned to R-1B, Urban Residential Zone.
The property is guided Suburban Residential (3-6 dwelling units per acre) and Suburban Edge Residential (0.01 – 3 dwelling units per acre), which is consistent with their proposed concept plan. The developer would propose homes compliant with the design and performance standards for those zoning districts.
The applicant has noted that they would like to begin phasing development of this property, starting with the northernmost area and building out to the southerly line over the next several years. They have been actively developing the property north of CH78, and with continued strong sales of those homes, they are ready to look at this area for as a logical expansion area. There are utilities stubbed on the northern side to serve this area.
City, County, and SPU staff have spent considerable time discussing the details of this project with the applicant, their consultant, and Jackson Township representatives. As part of this project, if approved, the developer will be providing a significant amount of park dedication fees that the city will work with Jackson Township on possible improvements to the Township’s Jackson Park (located at the southwest corner of CSAH 78 & CSAH 15/Marystown Road).
Design of the park improvements will be a joint effort between the city, developer and Jackson Township. Staff has also been in discussion with county staff, the applicant and Jackson Township on design options for a pedestrian crossing of CSAH 78 at Zumbro Avenue with a final design to be developed as part of the Final Plat should this application be approved. The city has retained WSB to complete a feasibility study on potential locations and costs.
Considerations
The City Council may grant a zoning ordinance amendment when it finds that one or more of the following criteria exists:
1. The original zoning ordinance is in error.
2. Significant changes in goals in community goals and policies have taken place.
3. Significant changes in city-wide or neighborhood development patterns have occurred.
4. The comprehensive plan requires another provision.
Staff believes revising the zoning for this property meets more than one of the criteria.
As part of the recent annexation, the property was zoned AG, which reflected the zoning in the County. Now that the developer has completed a plan, they are looking to rezone the property consistent with the city’s Comprehensive Plan.