Agenda - Planning Commission - 06/04/2020

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Regular Planning Commission 6. 2. Meeting Date: 06/04/2020 By: Chris Anderson, Community Development Information Title: PUBLIC HEARING: Consider Resolution #20-114 Approving Preliminary Plat for Hampton Homes (Project #19-140): Case of Platinum Land LLC Purpose/Background: The City has received an application from Platinum Land LLC (the "Applicant") for Preliminary Plat review of Hampton Homes, a twenty-six (26) unit, attached townhome project located at 14600, 14544, 14520 Nowthen Boulevard and Anoka County PID 25-32-25-23-0020, which has no address assigned (together, the "Subject Property"). The Planning Commission has reviewed the Sketch Plan twice; first on January 2, 2020 (the case was tabled due to the absence of the Applicant) and again on February 6, 2020. Furthermore, a public workshop was also held on February 6, 2020 prior to the regular Planning Commission meeting. While the Preliminary Plat is the second step in a three step review process (Sketch Plan, Preliminary Plat, Final Plat), it is the most significant step. Should the Preliminary Plat be approved, it grants the Applicant entitlement to the project as long as the Final Plat substantially complies with the approved Preliminary Plat. Notification: Staff published the Notice of Public Hearing in the Anoka County UnionHerald. City Staff also attempted to notify all property owner within 700 feet of the Subject Property, according to Anoka County property records, of the request by U.S. Mail. Observations/Alternatives: Project Overview The Subject Property consists of four parcels and is approximately 950 feet long running parallel to Nowthen Boulevard from 146th Avenue NW. The Subject Property is approximately 5.55 acres and fronts both 146th Avenue NW and Nowthen Boulevard NW. There is currently one detached accessory building (pole barn) on each of the two most northern parcels and a home and detached building on the southern parcel that are proposed to be removed with this project. The Applicant is proposing twenty-six (26), two-story, attached townhome units on the site. Zoning and Guidance The Subject Property is located in the R-2 Residential District, which allows for a density range of four to seven (4-7) units per acre. The proposed development is at a density of approximately 4.7 units per acre. The Subject Property is also guided as Medium Density Residential in the Comprehensive Plan. Bulk Standards and Architecture The project appears to comply with all bulk standards outlined in City Code Section 117-112 in accordance with comments in the Staff Review Letter. Multifamily developments that face a county highway are supposed to vary structure orientation. As proposed, all buildings are in line with each other. There is some articulation on the fronts of each building and there is an outlot (containing the private road) that separates the lots from the county highway. However, one possibility could be to offset each building by a foot or two. This could have an impact on tree preservation and may not necessarily be noticeable by traffic on Nowthen Boulevard, but nonetheless could be considered.