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ITEM 3.53.5 TPC The Planning Company PLANNING REPORT TO: FROM: REPORT DATE: ACTION DATE: RE: TPC FILE: BACKGROUND 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com Otsego Planning Commission D. Daniel Licht, AICP 11 June 2020 25 July 2020 Otsego — Harvest Run East; PUD CUP amendment (R-4 District setbacks) 101.02 Capstone Homes received approval of a Zoning Map amendment and PUD-CUP/preliminary plat for Harvest Run East on 13 May 2019. The north one-half of the development is zoned R-5, Residential Single and Two Family District and the south one-half of the development is zoned R-4, Residential Single family District. The developer is applying for an amendment to the PUD - CUP to reduce the side yard setbacks for the lots zoned R-4 District to allow a 1,240 square foot garage. A public hearing to consider the request has been noticed for the Planning Commission meeting on 15 June 2020. Exhibits: ■ Site Location Map ■ Site Plan ■ Example house plans (4 pages) ■ Preliminary Plat ANALYSIS Comprehensive Plan. The 2012 Comprehensive Plan guides the subject site for low density residential uses within the East Sewer District. Development of lots subject to R-4 District requirements for single family homes is consistent with the Future Land Use Plan. 1 Zoning. The south one-half of the development is zoned R-4 District. Single family dwellings are a permitted use within the R-4 District. Surrounding Uses. The south portion of Harvest Run East abuts single family lots zoned R-3 District to the west and south and lots zoned R-4 District to the east. The single family lots to be developed within Harvest Run East that are zoned R-4 District, which will be compatible with the surrounding land uses to the west, south, and east. Lot Requirements. The table below outlines the setback requirements as approved for the PUD-CUP/preliminary plat for lots zoned R-4 District. The lots along the west and south plat line are a minimum of 100 feet wide with 10 foot side yard setbacks required by Section 11-65-8 of the Zoning Ordinance, providing a minimum building envelope of 80 feet. The lots interior to the development or abutting the east plat line are required by Section 11-65-6 of the Zoning Ordinance to be a minimum of 75 feet wide with 10 foot side yard setbacks allowing a minimum 55 foot width building envelope. The developer proposed 7 foot side yard setbacks for the 75 foot wide lots as part of the PUD- CUP/preliminary plat to allow for a 61 foot wide building envelope within these lots. This request was not incorporated as part of the PUD-CUP/preliminary plat approval, which specified the standard R-4 District 10 foot side yard setback. Building Plan. The developer has provided 2 example house plans they intend to be made available within the portion of Harvest Run East zoned R-4 District. The house plans each include a 40 foot wide, 4 stall garage (932 to 1,036 square feet). The width of each house plan is 60 feet. PUD -CUP Amendment. The developer is proposing to amend the side yard setback for Block 6; Lots 1-22 and 29, Block 7; Lots 1-7, Block 8; and Block 9 to require either a minimum 7 foot side yard setback on both sides of the principal building (61 foot wide building envelope) or 10 foot setback to the house and 5 foot setback to the attached garage portions of the structure (60 foot wide building envelope to accommodate the proposed 60 foot wide house plans. Our office has the following comments: N Lot Lot Lot Setbacks Front Side Rear Wetland Area Width Depth Blk 6 Lots 1-22 and 29, 131k 7 Interior 12,000sf. 75ft. 100ft. L Lots 1-7, 131k 8 Loft. 9 Corner 100 35ft. loft. 20ft. 40ft. Lots 23-26, 28, 30, 131k 7 Interior 100ft. 150ft. Lots 8-9, Blk 8 18,000sf. Blk 10 Corner 130ft. 150ft. Blk 11 The lots along the west and south plat line are a minimum of 100 feet wide with 10 foot side yard setbacks required by Section 11-65-8 of the Zoning Ordinance, providing a minimum building envelope of 80 feet. The lots interior to the development or abutting the east plat line are required by Section 11-65-6 of the Zoning Ordinance to be a minimum of 75 feet wide with 10 foot side yard setbacks allowing a minimum 55 foot width building envelope. The developer proposed 7 foot side yard setbacks for the 75 foot wide lots as part of the PUD- CUP/preliminary plat to allow for a 61 foot wide building envelope within these lots. This request was not incorporated as part of the PUD-CUP/preliminary plat approval, which specified the standard R-4 District 10 foot side yard setback. Building Plan. The developer has provided 2 example house plans they intend to be made available within the portion of Harvest Run East zoned R-4 District. The house plans each include a 40 foot wide, 4 stall garage (932 to 1,036 square feet). The width of each house plan is 60 feet. PUD -CUP Amendment. The developer is proposing to amend the side yard setback for Block 6; Lots 1-22 and 29, Block 7; Lots 1-7, Block 8; and Block 9 to require either a minimum 7 foot side yard setback on both sides of the principal building (61 foot wide building envelope) or 10 foot setback to the house and 5 foot setback to the attached garage portions of the structure (60 foot wide building envelope to accommodate the proposed 60 foot wide house plans. Our office has the following comments: N ■ There are 28 lots of the 78 lots (35.9 percent) within the preliminary plat zoned R-4 District that have a building envelope at least 60 foot wide within the existing required 10 foot minimum side yard setback. ■ The proposed flexibility in side yard setbacks would allow for greater house plan options within the development. ■ Lots at the west and south line of the development are all at least 100 feet wide and will maintain 10 foot side yard setbacks for compatibility with adjacent single family lots zoned R-3 District. ■ A 7 foot setback on both sides of the structure would be easier to administer, whereas the 10/5 foot setback would maximize side yard setbacks except for the 60 foot wide houses. RECOMMENDATION City staff recommends approval of a PUD -CUP amendment for Harvest Run East altering the side yard setbacks required for lots zoned R-4 District as outlined below. POSSIBLE ACTIONS A. Motion to recommend approval of a PUD -CUP amendment for Harvest Run East subject to the following conditions: The lots within the preliminary plat identified in the table shall be subject to the following requirements: Motion to recommend the application be denied based on a finding that the request is inconsistent with the Comprehensive Plan and intent of the Zoning Ordinance. C. Motion to table. C. Adam Flaherty, City Administrator/Finance Director Tami Loff, City Clerk Ron Wagner, City Engineer David Kendall, City Attorney Lot Lot Lot Setbacks Front Side Rear Wetland Area Width Depth Blk 6 Lots 1-22 and 29, Blk 7 Lots 1-7, Blk 8 Interior 12,000sf. 75ft. 100ft. 35ft. 7ft. 20ft. 40ft. Corner 100 Blk 9 Motion to recommend the application be denied based on a finding that the request is inconsistent with the Comprehensive Plan and intent of the Zoning Ordinance. C. Motion to table. C. 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