Agenda - Planning Commission - 01/05/2017

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Regular Planning Commission 5. 4. Meeting Date: 01/05/2017 By: Tim Gladhill, Community Development Information Title: PUBLIC HEARING: Adopt Resolutions#17-01-013, 417-01-014, and#17-01-015 Related to the Preliminary Plat for Vistas at North Commons (Project No. 16-90); Case of Lifestyle Properties (Project Originally Known as Ramsey Town Center 12th Addition/Gleason Plat) Purpose/Background: The purpose of this case is to hold a Public Hearing and consider a recommendation on a Preliminary Plat for a development known as Vistas at North Commons. The proposed development consists of twelve detached single-family dwellings. The Sketch Plan has already been reviewed by the Planning Commission,which has provided policy direction on net density and sidewalk requirements. Notification: Observations/Alternatives: Originally,this site was planned as multiple attached townhomes by the original Master Developer, RTC, LLC. That development proposal received some City review and approvals,but ultimately did not move forward. The development concept was similar to what is seen on the north west corner of Ramsey Boulevard and Bunker Lake Boulevard (constructed by Pulte Development). The City has received a Purchase Agreement from Mr. Bill Gleason. Mr. Gleason is proposing a twelve (12)lot detached single-family development. Dwellings are proposed to be a single-level with walkout basement. The floor plan would allow for single-level living,with the basement space as 'bonus' space. The Planning Commission previously provided policy direction on sidewalks. The Zoning Code would require sidewalks on all sides of public streets. However,the Developer has stated that the depth of lots makes it impossible to construct a sidewalk along Willimite Street, 147th Terrace, and Xenolith Street. Staff had discussed making changes to the design of the dwelling to provide more equal treatment to the rear facade to better match the front facade. However,this design also created other complications in design and perceived safety of rear yards due to shallow depth. The Planning Commission was comfortable in the Developer's preferred approach. As noted, Staff would like to see some design enhancements on the rear facade. The Design Framework for The COR specifies equal treatment on all four(4) facades, otherwise discussed as 'four-sided architecture'. In areas where the City has deviated from this design requirement in this general location in the past,the City has received negative feedback regarding design. The Applicant has noted a density of 4.0 units per acre. However, following the preferred definition,Net Density falls just below four units per acre. This sub-district requires a minimum of 4.0 units per acre. Bunker Lake Boulevard is an arterial road, and therefore excluded from the net density calculation. As the Commission is aware, the City has having ongoing discussions about the definition of Net Density as it relates to local,non-arterial roads being included in the Net Density calculation. Based on previous direction, a Variance to Net Density due to the complications of the layout of the site is being proposed. Adding one (1) additional lot to accommodate a density calculation would create significant design challenges for this style of the development. Alternatively,the Commission could choose to recommend that this style of development not move forward, and wait for a medium density development to present itself.