Review Sketch Plan for Odyssey Homes Townhomes on Nowthen Blvd and 146th Avenue

The purpose of this case is to review an application from Odyssey Homes (the "Applicant") for an eight (8) unit attached townhome project on the property generally known as 14600 Nowthen Blvd NW (the "Subject Property"), on the southwestern corner of 146th Avenue NW and Nowthen Boulevard NW. The Applicant has proposed eight (8), slab-on-grade, 2-story, attached townhomes.

No notification is required for Sketch Plan. However, Staff attempted to send a notice of this meeting via Standard US Mail to property owners, as noted in the Anoka County Property Records, within 700 feet of the Subject Property.

General
The Subject Property is generally located at 14600 Nowthen Blvd NW. The Subject Property is approximately 1.44 acres and fronts both 146th Avenue NW and Nowthen Boulevard NW. There is currently one detached accessory building (pole barn) on the Subject Property, which is proposed to be removed with the project. The Applicant is proposing 8 attached townhome units on the site. The site is currently zoned as R-2 Medium Density Residential. The properties to the north, west, and east are zoned R-1 MUSA (detached single family homes with city utilities) and the properties to the south are also zoned R-2 Medium Density Residential.

Zoning and Setbacks
As previously noted, the Subject Property is zoned R-2 Medium Density Residential.  Attached townhomes are required to have a thirty foot (30') setback from the exterior development boundary line, as well as from the front, side, and rear lot lines.  The proposed Sketch Plan does meet the minimum required setback from all property lines and has provided what appears to be adequate space for the required density transitioning, though a full tree inventory and landscape plan will be required with preliminary plat. (See below for more information.)

Streets and Access
The Applicant has proposed a 24 foot wide private street running north-south through the site. As the properties to the south are also zoned R-2 Residential, the City will require that the property is set up for a future road connection. The Developer is proposing a private road. This shall be encumbered by access easements to benefit the properties to the south. 

Density Transitioning
Under the City Code, density transitioning is typically required for R-2 to R-1 MUSA, which would apply along the western boundary.  No density transitioning will be required on the southern or eastern lot boundary. If landscaping is used to satisfy the density transitioning requirements, than six (6) trees (two overstory, two understory, and two ornamental trees) for every 100 feet of common boundary line would be required along the western boundary.  There are existing trees along this common boundary line that may satisfy the transitioning requirements; however, until a Tree Inventory and Preservation Plan is prepared and submitted (requirement of the Preliminary Plat stage), it is unknown whether those trees will or could be preserved. 

Storm Water Management
As with most new development, storm water management (ponding) will be required.  While detailed plans are not available at this phase, it has been noted that there may be difficulty meeting the required ponding onsite, as Staff has seen previous proposals for the site unable to meet requirements. However, the Applicant has indicated proposed ponding locations on the Sketch Plan.

Summary
Overall, the Sketch Plan appears to meet most of the R-2 Medium Density Residential requirements. Staff has worked with the Applicant to revise the Sketch Plan to meet these requirements, and does feel it appropriate for the Applicant to proceed to the Preliminary Plat phase. 

Staff will need policy direction on the separation between buildings. This separation is deficient by five feet. Does the City believe that the lot layout presents a practical difficulty in conforming to the plain language of the regulation? The City does not need to act on this at this time, but provide broad policy direction. A decision on the need for a Variance will be heard by the Planning Commission along with the Preliminary Plat. 

The Applicant is responsible for all costs associated with this project and review.

City Staff recommends that the Applicant proceed to the Preliminary Plat phase. 

No formal action required. Provide Applicant feedback on Sketch Plan and preparation of a preliminary plat for the proposed project.