Agenda - Planning Commission - 09/23/2021

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Regular Planning Commission 6. 2. Meeting Date: 09/23/2021 By: Chris Anderson, Community Development Information Title: PUBLIC HEARING: Consider Request for a Variance to Minimum Lot Size for Multiple Proposed Lots in Lynwood Subdivision, Located West and South of 15050 Armstrong Boulevard(Project No. 21-122); Case of Lennar Purpose/Background: Lennar(the "Applicant") is attempting to address Density Transitioning for their proposed Preliminary Plat of Lynwood Subdivision. The project is on PID 4 20-32-25-44-0003 (the "Subject Property"),which is located south and west of Fire Station 41 (15050 Armstrong Boulevard). The Applicant has modified their Preliminary Plat to provide 80-foot wide lots,per City Council direction. As proposed though,the lots would extend to the western and northern boundaries of the Subject Property. Staff has directed the Applicant to provide an outlot for the density transitioning corridor(which would be owned by the HOA),which reduces the size of all twelve (12) of the proposed single family residential lots. The reduced lot size drops six(6) of the lots below the minimum lot area requirement of 0.25 acres. Notification: The City attempted to notify Property Owners, as reflected in the Anoka County Property Records,within 350 feet of the Subject Property of the request. The Public Hearing notice was also posted in the City's Official Newspaper, the Anoka County UnionHerald. Observations/Alternatives: The Applicant has submitted a Preliminary Plat for a residential subdivision that includes twelve (12) single family residential lots in the northwest corner and 125 attached townhome units across the remainder of the Subject Property. The Subject Property has a split zoning designation of R-1 Residential (MUSA) - 80 (northwestern corner) and R-3 Residential (High Density). The City Council has introduced an ordinance to rezone the R-3 Residential(High Density)portion to R-2 Residential(Medium Density). North and west of the Subject Property are existing single family residential lots that are zoned R-1 Residential (Rural Developing). As proposed,the project transitions from R-2 Residential (Medium Density)to R-1 Residential (MUSA) - 80 to R-1 Residential (Rural Developing). However, density transitioning is required with the proposed project due to the existing neighborhood to the north and west of the Subject Property. Landscaping is proposed to satisfy this requirement. City Code requires either a 45 foot wide corridor with 8 overstory trees, 8 understory trees, and 8 evergreen trees per 100 feet of property boundary adjacent to an impacted use or a 35 foot wide corridor with a berm and 4 overstory trees, 4 understory trees, and 4 evergreen trees per 100 feet of property boundary adjacent to an impact use. The Preliminary Plat includes a forty-five (45)foot wide corridor,with berming throughout much of it, as well as landscaping (trees).Presently,this corridor is included in the rear yards of each of the single family lots. But, City Code states that the density transitioning area is supposed to be held in common ownership. Staff has suggested that the density transitioning area be separated from the lots and platted as an outlot. Since there are townhomes as part of this project,the Applicant has confirmed that there will be a Home Owners Association(HOA) and that the HOA could own the outlot. By creating a separate outlot for the density transitioning,the lot sizes are impacted(size reduction). Lots 3, 4, and