Consider Amended Sketch Plan for Odyssey Homes; Case of Odyssey Homes (Project No. 19-140)

The purpose of this case is to review an application from Odyssey Homes (the "Applicant") for a 26-unit, attached townhome project on the property generally known as 14600, 14544, and 14520 Nowthen Blvd NW (the "Subject Properties"), on the southwestern corner of 146th Avenue NW and Nowthen Boulevard NW. The Subject Property is currently four (4) parcels with one residential home and detached structures that would be removed with the project.

The Planning Commission previously saw a concept on one of these parcels. The Developer now has a Purchase Agreement for other parcels in this area and is proposing to expand the project. 

The Planning Commission heard this case on January 2, 2020 and tabled the request in order to give the neighborhood an opportunity for an open house/workshop on the project. Part of this case will include a verbal update on the open house and next steps.

No notification is required for Sketch Plan. However, Staff attempted to send a notice of this meeting and the open house via Standard US Mail to property owners, as noted in the Anoka County Property Records, within 700 feet of the Subject Property. Staff also posted on the City's official Facebook page about the open house prior to the Planning Commission meeting.

Summary of Property
The Subject Property consists 14600, 14544, and 14520 Nowthen Blvd NW along with Anoka County PID 253225230020 (no address assigned). The Subject Property consists of four parcels and is approximately 950 feet long running parallel to Nowthen Boulevard from 146^th Avenue NW. The Subject Property is approximately 5.55 acres and fronts both 146^th Avenue NW and Nowthen Boulevard NW. There is currently one detached accessory building (pole barn) on each of the two most northern parcels and a home and detached building on the southern parcel that are proposed to be removed with this project. The Applicant is proposing 26 attached townhome units on the site.

Bulk Standards
From a Planning and Zoning perspective, the proposal appears to generally meet all of the requirements of the Medium Density Residential Classification (Comprehensive Plan) R-2 Residential District (attached) section of City Code (Section 117-112). With the preliminary plat, density transitioning will be required due to the existing single family residential neighborhood to the west and north (across 146th Ave).  At that time, a tree inventory and preservation plan will also be required. Engineering has recommended widening the turning radiuses into the site and has also noted that storm water management (ponding) must also be addressed.

All Staff comments are attached.

Streets and Access
The Applicant has proposed a 24 foot wide private street running north-south through the Subject Property. The Applicant has also proposed one connection to Nowthen Boulevard on the south end of the site. The home on the southern most parcel does have a driveway onto Nowthen Boulevard. Staff has also commented that 2 lots should be removed to create better turn radiuses at the entrance of the development (from 146th). Staff has sent the Sketch Plan to Anoka County for review. Anoka County's comments are attached. 

As it pertains to comments from Anoka County:

• Anoka County's strong preference is for no direct access to Nowthen Boulevard (County State Aid Highway 5), thus creating a cul-de-sac condition on a private road
• If the City finds that access is required, then appropriate modifications will be required to Nowthen Boulevard at the cost of the Developer as outlined in the Anoka County Review Letter
• The long-term plan for this segment of Nowthen Boulevard is to 'turn back' to the City (would coincide with a 'turn back' of Highway 47 from the State of Minnesota to Anoka County)

Anoka County's comments also reference Federal noise standards. As is commonplace with residential developments on State Aid Roads and other major roads, a Noise Study should be a requirement of the Preliminary Plat. 

Code Sections

• Section 117-112: R-2 Bulk Standards
• Section 117-588: Major Plat Requirements

Alternatives

1. Proceed with the proposal as-is
2. Direct the Developer to modify the proposal
3. Direct Staff to guide the parcel as a different land use
   1. Please note that if the project conforms to all applicable zoning regulations, the project would have current 'standing' to proceed forward. However, based on Anoka County comments about access and Staff comments regarding turning radius, it is possible to evaluate this option.

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 with revisions outlined in the Staff Review files.

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