7.1.
Regular Planning Commission
- Meeting Date:
- 10/03/2019
- By:
- Chloe McGuire Brigl, Community Development
Information
Title:
Review Sketch Plan for DC Ramsey, LLC Townhomes
Purpose/Background:
The purpose of this case is to review a Sketch Plan Application for a twenty-three (23) lot medium density residential, detached townhome development on the property known as Outlots E and D, Town Center Gardens 3rd Addition (the "Subject Property"). The property is north of 147th Lane NW and east of Center Street. The site is currently zoned R-2 Medium Density Residential and is guided as Medium Density Residential in the comprehensive plan. The Applicant, DC Ramsey, LLC (the "Applicant") is proposing a development that generally meets all the requirements of the R-2 District. The purpose of this Sketch Plan Review is to identify any red-flags or key issues that the Applicant should consider, and to provide the Applicant direction on moving forward with developing preliminary plat plans.
Notification:
No notification is required for Sketch Plan, but City Staff sent a mailing via USPS to property owners within 700 feet of the Subject Property, as noted in the Anoka County Property Records notifying them of this meeting.
Observations/Alternatives:
Summary
The Subject Property is zoned R-2 Medium Density Residential, which allows for detached villas, attached townhomes, or multifamily units. The Applicant is proposing detached villas with 50 foot wide lots, which meets the requirements of the R-2 Detached Villa regulations. The allowed density in the R-2 District is 4 - 7 units per acre, and the proposal meets those requirements. Please see the attached review letter for additional information on bulk zoning standards.
Density Transitioning
The Subject Property is zoned R-2, and is adjacent to COR, R-2, and PUD-zoned properties. The PUD to the north is a unique PUD that was guided as a "live-work" neighborhood, which allows for home-based businesses and more commercial-type uses in the southern portions of the properties abutting the Subject Property. The underlying zoning for the PUD is R-1 Residential (Rural Developing), which is the large-lot single family zoning district on private well and septic systems. There is no density transitioning required between the properties zoned R-2 and COR, but typically there would be density transitioning required between R-2 and R-1 Residential (Rural Developing). The City Code does allow flexibility to density transitioning for unique situations such as these, and in speaking with the City Attorney, the City has the ability to be flexible with the density transitioning requirements, which would typically require 45 feet of buffer. Because the area abutting the Subject Property is largely wetland (encumbered by drainage and utility easement, and unbuildable) and then large out-buildings which allow for commercial uses, Staff does not feel it is reasonable to enforce the 45 foot buffer requirement. Staff is open to suggestions from the Planning Commission; however, the Applicant proposed a 20 foot buffer, which is the required rear yard setback in the R-2 District, and would be allowed if the properties to the north were zoned Commercial (which is how they function).
Streets
The Applicant has proposed a private street running east-west through the development. This street is required to be at least 24 feet wide with no parking signs on both sides of the street.
Bulk Standards
The proposal appears to meet the requirements for density, overall lot coverage, driveway length, house size, and setbacks.
Wetlands
There are significant wetlands on site which will need to be delineated as part of the preliminary plat and encumbered by drainage and utility easement. The Applicant is aware of the wetland onsite and has noted the 16.5 foot wetland setback.
Architecture
The Applicant is proposing modular-style homes, which are built off-site in two pieces and are connected onsite. The homes would be slab-on-grade homes with garages and porches constructed onsite. The Applicant has noted that the modular-style construction allows for a lower price point, under $300,000, which provides an affordable option for first-time homebuyers and those looking to downsize. They use a midwestern company based out of Wisconsin for construction. This is an acceptable construction method so long as the exterior design requirements are met. Generally, the hope is that these units will look similar to surrounding homes. The home affixed to a foundation.
Feedback
Staff is looking for the Planning Commission to note any red flags or concerns with the proposal. Staff would like feedback on the density transitioning requirement. Staff is comfortable with the 20 feet of buffer, with some additional architectural features on the homes, which could include "fronts" of homes facing the public road to the south to increase visual interest and continue the trend of townhomes in the COR.
The Subject Property is zoned R-2 Medium Density Residential, which allows for detached villas, attached townhomes, or multifamily units. The Applicant is proposing detached villas with 50 foot wide lots, which meets the requirements of the R-2 Detached Villa regulations. The allowed density in the R-2 District is 4 - 7 units per acre, and the proposal meets those requirements. Please see the attached review letter for additional information on bulk zoning standards.
Density Transitioning
The Subject Property is zoned R-2, and is adjacent to COR, R-2, and PUD-zoned properties. The PUD to the north is a unique PUD that was guided as a "live-work" neighborhood, which allows for home-based businesses and more commercial-type uses in the southern portions of the properties abutting the Subject Property. The underlying zoning for the PUD is R-1 Residential (Rural Developing), which is the large-lot single family zoning district on private well and septic systems. There is no density transitioning required between the properties zoned R-2 and COR, but typically there would be density transitioning required between R-2 and R-1 Residential (Rural Developing). The City Code does allow flexibility to density transitioning for unique situations such as these, and in speaking with the City Attorney, the City has the ability to be flexible with the density transitioning requirements, which would typically require 45 feet of buffer. Because the area abutting the Subject Property is largely wetland (encumbered by drainage and utility easement, and unbuildable) and then large out-buildings which allow for commercial uses, Staff does not feel it is reasonable to enforce the 45 foot buffer requirement. Staff is open to suggestions from the Planning Commission; however, the Applicant proposed a 20 foot buffer, which is the required rear yard setback in the R-2 District, and would be allowed if the properties to the north were zoned Commercial (which is how they function).
Streets
The Applicant has proposed a private street running east-west through the development. This street is required to be at least 24 feet wide with no parking signs on both sides of the street.
Bulk Standards
The proposal appears to meet the requirements for density, overall lot coverage, driveway length, house size, and setbacks.
Wetlands
There are significant wetlands on site which will need to be delineated as part of the preliminary plat and encumbered by drainage and utility easement. The Applicant is aware of the wetland onsite and has noted the 16.5 foot wetland setback.
Architecture
The Applicant is proposing modular-style homes, which are built off-site in two pieces and are connected onsite. The homes would be slab-on-grade homes with garages and porches constructed onsite. The Applicant has noted that the modular-style construction allows for a lower price point, under $300,000, which provides an affordable option for first-time homebuyers and those looking to downsize. They use a midwestern company based out of Wisconsin for construction. This is an acceptable construction method so long as the exterior design requirements are met. Generally, the hope is that these units will look similar to surrounding homes. The home affixed to a foundation.
Feedback
Staff is looking for the Planning Commission to note any red flags or concerns with the proposal. Staff would like feedback on the density transitioning requirement. Staff is comfortable with the 20 feet of buffer, with some additional architectural features on the homes, which could include "fronts" of homes facing the public road to the south to increase visual interest and continue the trend of townhomes in the COR.
Funding Source:
The Applicant is responsible for all costs associated with this project and review.
Recommendation:
City Staff recommends that the Applicant move forward with preparing a preliminary plat for review. The proposal generally meets all the requirements of the R-2 District.
Action:
No formal action required. Provide Applicant feedback on preparation of a preliminary plat for the proposed project.
Attachments
Form Review
| Inbox | Reviewed By | Date |
|---|---|---|
| Chris Anderson | Chris Anderson | 09/18/2019 12:27 PM |
| Brian Hagen | Tim Gladhill | 09/27/2019 09:22 AM |
- Form Started By:
- Chloe McGuire Brigl
- Started On:
- 09/17/2019 01:35 PM
- Final Approval Date:
- 09/27/2019