Agenda - Planning Commission - 10/04/2018

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Regular Planning Commission 5. 3. Meeting Date: 10/04/2018 By: Chloe McGuire Brigl, Community Development Information Title: PUBLIC HEARING: Review Preliminary Plat for Residential Subdivision (PUD) for Shade Tree Cottages (Case 17-130); Case of Shade Tree Communities, LLC Purpose/Background: 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). Notification: 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. Observations/Alternatives: 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: