Agenda - Planning Commission - 05/07/2020

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Net Proposed Change in Number of Lots 'Hunt Proposed lAllowed 101 185 Difference +16 The City requires a Sketch Plan for any major plat in order to provide the Applicant high-level feedback before investing in the expense and time of a Preliminary Plat. The Sketch Plan also provides the residents of the community an opportunity to weigh in on the project before the Preliminary Plat, when the City will hold a formal public hearing on the project itself. The City wants to reiterate that if the project moves forward, there will be future opportunities for residents to weigh in on the project. Please note that it is very likely that the project name will change throughout this process. A webpage is dedicated to this project at http://www.cityoframsey.com/749/Hunt-Property. Two adjacent projects have come forward for sketch plan at the same time - this project and a sketch plan for the Makowsky Property from The Excelsior Group. Staff has attempted to combine these two applications to the extent possible by combining mailings and the public open house is scheduled to discuss both projects. For that reason, public comments attached are the same for both projects. Zoning Amendment The Subject Property is all currently located in the R-1 Residential (MUSA) District, which generally allows detached single family dwellings with 80-foot wide lots. The Applicant has proposed a mix of 55 and 65 foot wide lots. • 55 foot wide lots: requires rezoning to R-2 Residential (Detached Villa) District • 65 foot wide lots: requires rezoning to R-1 Residential (Detached Villa) District If the Planning Commission and City Council are supportive of the underlying proposal, Staff proposes a Zoning Amendment to the above districts rather than a Planned Unit Development (PUD) process. For those familiar with the PUD process, it is often seen as subjective and not as straight forward. While an appropriate zoning tool, Staff believes it is an unnecessary level of complexity in this case. Traffic Many residents expressed concerns over increased traffic in the area. Nowthen Boulevard is a County Road, so Staff sent to Anoka County for review. The Anoka County Highway Department Review Letter is attached. If the project moves forward, the Applicant will need to work with the City's Engineering Staff and the County's Engineering Staff to propose a solution that accommodates the traffic forecasts. Staff is also requiring that the road entrances between the two projects (Trott Brook North and this project) align. Additionally, the combined projects will require the Developers to prepare an Environmental Assessment Worksheet (EAW) that will include detailed traffic forecasts and recommended areawide traffic improvements. Finally, the City Council has included in their 2020 Strategic Plan an action to complete a Corridor Study of the entire Nowthen Boulevard Corridor. Staff is working with Anoka County to advance this study later in 2020 or in early 2021. Utilities This area is guided for municipal water supply and sanitary sewer (wastewater) in the City's Comprehensive Plan. Zoning Code requires that new lots created in this District connect to the municipal system. Staff would like to note for the record that just because utilities are in the area, individual property owners on well and septic will not be forced to connect to City utilities per the City's Charter. Lot Sizes The Applicant is proposing 55 and 65 foot wide lots. The City recently completed a Housing Study with Maxfield Consulting that indicated there is a demand for this type of product. Staff has heard from the development community that the market is demanding more of this product with smaller lots due to development costs and lifestyle choices. The market for 80 foot wide lots has decreased significantly in the past 5 years, as evidenced by Ramsey's own permit data. are Staff would like to note that just because there is a demand for this type of product, and it is likely it will sell, that does not mean the City is required to allow them in every location.