Review Updated Sketch Plan of Garden View Villas (Project 19-136)

The purpose of this case is to review a revised Sketch Plan for Garden View Villas by DC Ramsey LLC (The "Applicant") for a 12 acre piece of land north of 147th Ln NW and east of Center Street at PID 25-32-25-12-0067 (the "Subject Property"). The Subject Property is zoned R-2 and the Applicant has proposed seventeen (17) homes within the Detached Villa (50 foot wide) lot width designation. The proposed homes would each be modular construction with individual driveways onto 147th Ln NW.

Notification is not required for Sketch Plan but City Staff attempted to notify all property owners within 700 feet of the Subject Property of the request by U.S. Mail.

Summary
The Applicant has proposed seventeen (17) off-site built homes with individual driveways onto 147th Lane NW. The R-2 Residential District allows for attached townhomes or detached villas with lot widths of 50 feet. The sketch plan appears to meet the general requirements of the R-2 Residential District at this time, with 50 foot wide lots. Staff indicated during this high level review that a frontage road without individual accesses onto 147th Lane would be preferred, however understands that the previous proposal for this project ran into certain barriers. Staff also notes that the homes on the east side of the proposed subdivision, which are close to the existing wetland, may be over the 35% lot coverage maximum allowed in City Code. Staff has requested calculations of the proposed lot coverages at time of preliminary plat if the project moves forward.

Complete landscaping and planning/zoning review memos are attached.

Previous Proposal
The Planning Commission is familiar with this site as in early 2020, the Applicant submitted a Sketch Plan for Detached Villas on the Subject Property. The previously proposed project had additional units, and an internal private road running east-west through the Subject Property. The homes were on either side of the proposed road, which did not leave adequate space for Density Transitioning as required by City Code.

Note on Density Transitioning: A large topic of discussion at the previous meetings was density transitioning. The proposed sketch plan shows future development behind the proposed homes, including a road, that would need to comply with density transitioning requirements at the time of platting.

Platting Process

1. Sketch Plan - Identify red flags and direct the Applicant on moving forward to Preliminary Plat (we are here)
2. Preliminary Plat - Engineering documents, formal public hearing, if approved, the project has entitlement
3. Final Plat - Construction documents and legal agreements, only heard by City Council

City Code Sections

• Section 117-111: R-2 Residential (Existing and Proposed Zoning - No Change)
• Section 117-588: Major Plat
• Section 117-614: Subdivision Design Standards

The Applicant is responsible for all costs associated with review.

Staff recommends providing the Applicant input on the revised sketch plan. This could include, but is not limited to identifying any red flags, noting any potential concerns and providing the Applicant direction to invest in a Preliminary Plat.

No formal action required. Provide the Applicant feedback and direction on moving forward to preliminary plat.