REVISED - PUBLIC HEARING: Review Preliminary Plat for Garden View Villas (DC Townhomes); Project 19-136

This case was revised on 02/03/2020 to add a Letter of Opposition.

The purpose of this case is to review a Preliminary Plat 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 located in the R-2 Residential District and is guided as Medium Density Residential in the Comprehensive Plan. DC Ramsey, LLC (the "Applicant") is proposing a development that generally meets all the requirements of the R-2 Residential District, with guidance on density transitioning as outlined below.

The City sent a mailing via Standard US Mail to property owners within 700 feet of the Subject Property, as noted in the Anoka County Property Records, notifying them of the public hearing.

Summary
The Subject Property is located in the R-2 Residential District, which allows for detached villas, attached townhomes, or multifamily units. The Applicant is proposing twenty-three (23) detached villas with 50 foot wide lots, which meets the requirements of the R-2 Residential (Detached Villa) District regulations. The allowed density in the R-2 Residential District is 4 - 7 units per acre, and the proposal is approximately 4.1 units per acre. Please see the attached review letter for additional information on bulk zoning standards.

Density Transitioning
The Subject Property is located in the R-2 Residential District. Surrounding properties are located in The COR District (south and west), R-2 Residential District (east), and a Planned Unit Development (PUD) District(north).

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 the R-1 Residential (Rural Developing) District, which is the large-lot single family zoning district on private well and septic systems.

There is no density transitioning required between the R-2 Residential District and The COR District. However, typically there would be density transitioning required between the R-2 Residential District and the R-1 Residential (Rural Developing) District. The City Code does allow flexibility to density transitioning for unique situations such as these. After review with the City Attorney, the City has the ability to be flexible with the density transitioning requirements when abutting a PUD District. The underlying density transition standards would require a 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 Residential District, and would be allowed if the properties to the north were zoned Commercial (which is how they function). During Sketch Plan Review, the Planning Commission was supportive of this request and confirmed by the City Council. 

Landscaping is still required in this reduced buffer area per City Code. The number of plantings required for transition purposes is less than the required amount. However, the reduced buffer area width may impact the number of survivable plantings. Staff does believe that additional plantings should be required, especially based on public feedback thus far. However, Staff is open to a compromise based on Planning Commission Direction. 

Staff is also requesting additional information on architectural design. Items to consider to increase architectural standards of the site, especially considering the reduced buffer width for density transitioning:

• Public street facing improvements for homes on south portion of lot (abutting 147^th Ln) including front porch, door, and typical “front of home” look
• Required porches of at least 48 square feet on the front of homes
• Inclusion of stone or other high quality materials
• Rear yard architectural improvements for adjacent neighbors

City Staff has requested from the Applicant:

• 20 foot buffer more densely planted and shown under easement to conserve plantings in rear yards
• Updated landscaping plan
• Exhibit showing why the 45 foot transition buffer can’t work, or why a 30 foot transition can’t work onsite (this is standard when requesting a deviance from our City Code)
  • Alternatively, explore offering additional plantings on abutting lots
• 4 sided architectural elevations
• Information on similar projects – photos would be helpful, and any other photos of similar projects

City Staff would like feedback from the Planning Commission on this requirement and requested information.

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 that have been delineated and will need to be encumbered with drainage and utility easement entirely, as well as a 16.5 foot setback from the edge of the wetland that will need to be covered by easement. The Applicant is aware of the wetland onsite and has noted the 16.5 foot wetland setback.

Architecture
The Applicant is proposing modular-constructed 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 is affixed to a foundation, per City Code requirements.

City Code Requirements

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

Alternatives
Alternative 1: Recommend the City Council adopt Resolution #20-002 approving the preliminary plat for Garden View Villas with the following contingencies:

• Updated Landscaping Plan
• Approval by City Attorney and City Engineer
• Staff Approval of Architectural Plans

Staff is supportive of this alternative.

Alternative 2: Table the item until the Applicant can provide the requested information. If not within the allowed 60 days, recommend denial of the Application until the Applicant can provide a complete application. Staff could be supportive of this action if there were specific items that the Planning Commission felt were required for adequate review.

Alternative 3: Recommend denial of the Application based on the lack of density transitioning and neighbor concerns. Staff is not supportive of this and feels there is a reasonable compromise.

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

Staff recommends City Council adopt Resolution #20-002 Approving Preliminary Plat for Garden View Villas with the following contingencies:

• Updated Landscaping Plan
• Approval by City Attorney and City Engineer
• Staff Approval of Architectural Plans

Motion to recommend the City Council adopt Resolution #20-002.