PUBLIC HEARING: Review Preliminary Plat for Residential Subdivision (PUD) for Shade Tree Cottages (Case 17-130); Case of Shade Tree Communities, LLC

The purpose of this case is to review a preliminary plat application for Shade Tree Cottages made by Shade Tree Communities, LLC (The Applicant) for a 35 home subdivision off Nowthen Boulevard and Potassium Street. The site was previously granted preliminary and final plat approval for a subdivision via Planned Unit Development (PUD) in 2005, but the final plat has since expired. Since the previous approval, City Code requirements for lot size and wetland setbacks have changed. The PUD zoning remains on the parcel, though the underlying zoning was R-1 (MUSA).

Staff attempted to notify all Property Owners within a 700 foot radius of the Subject Property of the Public Hearing via Standard US Mail. The Public Hearing was also published in the City's official newsletter, the Anoka County Union Herald.

Staff also held a public workshop on the topic on February 1, 2018.

Summary
The proposed subdivision has 34 detached townhomes, one single family home, and one lot for the remainder of the site which encompasses the wetlands, public trails, and common spaces. The proposed detached townhomes do not meet any of the requirements of the underlying zoning, but do meet the requirements for an R-3 zoning except the requirement for a 20 foot separation between buildings.

The Planning Commission and City Council were informally introduced to this preliminary plat and the City held a workshop on February 1, 2018, which included a mailing to adjacent neighbors. At this workshop, residents as a whole seemed agreeable to the project, with landscaping between the existing neighborhood and proposed homes. Residents also seemed agreeable to the upgrading of Potassium Street. Residents were concerned about public trails, crossing signals, landscaping, protection of the wetlands during construction, and mailbox locations.

Density
The proposed net density on the 28 acre site is approximately 3 units per acre. This is the allowed density in the R-1 MUSA district. The net density is lower than expected due to the large acreages of wetlands onsite. Although the density is within acceptable ranges, individual lot sizes are smaller than the required minimum lot size. The Developer has applied for a Planned Unit Development to request flexibility in zoning standards.

PUD
The applicant has requested to keep the PUD zoning and must essentially reapply for the PUD. Because of this, Planning Commission and City Council have some discretion whether or not to grant the PUD based on if they feel the public purpose has been met. The requirements for a PUD are laid out in the attached review memo. The intent of the Planned Unit Development District is to provide a district that will encourage:

• Flexibility in land development in order to make better use of new techniques in building design and construction and land development.
• Housing affordable to all income groups.
• More efficient use of public infrastructure.
• Energy conservation through the use of more efficient building designs and through the clustering of buildings and land uses.
• Preservation of desirable land characteristics and open space and protection of sensitive environmental features such as steep slopes, poor soils and trees.
• More effective and efficient use of land, open space and public facilities through the mixing of land uses and assembly and development of land in larger lots.

Potassium Street
As proposed, Potassium Street is a 24 foot public road, improved from a gravel road. The applicant has requested a cost-share on this road with the City. The City Council previously responded to an unofficial request for a cost-share. The applicant must provide a detailed cost-share breakdown for the City Council to respond to.


Alternatives
Alternative 1: Approve Resolution 18-209 granting preliminary plat approval for Shade Tree Cottages. This would bring the preliminary plat forward for final approval by the City Council. This would be the last time the Planning Commission can weigh in on the plat, as final plats directly route to the City Council. Staff supports this alternative.

Alternative 2: Deny Resolution 18-209 for Shade Tree Cottages preliminary plat. This would halt the project and the applicant could not submit for another year, unless major changes are made to the proposed preliminary plat.

Alternative 3: Table the project until the next Planning Commission. This is an option if the Planning Commission feels there are major changes that need to be made to the preliminary plat, additional information that needs to be gathered by the applicant or staff, or if the Planning Commission needs more time to address resident concerns. Staff could support this alternative if the Planning Commission feels major changes need to be made.

All costs associated with this request are the responsibility of the Applicant.

Staff Recommends Approval of Resolution 18-209 Granting Preliminary Plat for Shade Tree Cottages, contingent upon revisions in the Staff Report and ensuring internal trails are public trails.

Motion to recommend City Council approve Resolution 18-209 granting Preliminary Plat for Shade Tree Cottages, contingent upon revisions in the Staff Report and ensuring internal trails are public trails.