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6.8. SR 06-17-2002 Item # 6 . 8 . MEMORANDUM TO: FROM: Mayor and City Council Scott Harlicker, Senior Planne1!i\ June 17, 2002 DATE: SUBJECT: Case No. ZC 02-07 Request by Tollefson Development. for a Rezoning from R Ie and R I c, Single Family Residential to R3 Townhouse District Request Consider a request by Tollefson Development for the following: . Zone change from Rlc (Single Family Residential) and Rle (Single Family Residential) to R3 (Townhouse District) Location South of County Road 13 at the Tyler Street intersection Zoning/Land Use R1c (Single Family Residential) and Rle (Single Family Residential) / MR (Medium Density Residential) Attachments . Location map . Survey of property . Preliminary plat Overview The applicant is requesting to rezone 109 acres from Rle and R1c (Single Family Residential) to R3 (Townhouse District). Memo to Mayor/City Council/ZC 02-07 June 17,2002 Page 2 Existing Conditions The 109 acre parcel is located on the east side of Twin Lakes Road north of Trott Brook farms at the Twin Lakes Road/Tyler Street intersection. The property is a mix of open fields and woodlands. About 37 acres of the parcel is wetland. The site is also hilly and is bounded by Trott Brook in the southeast corner. Adjacent land uses include single family residential to the south, farmland and Trott Brook to the east, Twin Lakes Road and single family lots to the west and north. Analysis Rezoning Request The applicant is requesting to rezone 109 acres from R1c (Single Family Residential) to R3 (T ownhome District) in order to allow a mixed residential project. The underlying land use designation for this property is MR (Medium Density Residential), which would allow up to 7.92 units per acre. The proposed project has a net density of about 3.9 units per acre, which is consistent with the underlying land use designation of Medium Density Residential. Contingent on approval of the rezoning request is the preliminary plat for Twin Lakes Crossing. This plat includes a mix of 198 townhouse lots and 85 single family residential lots. An option that the Council should consider is rezoning only the townhouse portion of the project to R3 and leaving the proposed single family area as it is currently zoned, which is R1c and R1e. If the whole 109 acres is rezoned to R3 and the developer decides not to complete the project, the whole 109 acres could be developed by another developer into 109 acres of townhouses. Only preliminary and final plat approval would be required. Leaving the existing single family residential zoning in place in the area that includes the single family lots would have a minimal impact on those lots. The dimensional requirements for single family lots in the R3 district and the R1e district are the similar; both have a minimum lot size of 12,000 square feet and a minimum lot width of 80 feet. The R1e district also includes a minimum lot depth of 135 feet, the R3 district has no minimum lot depth. The dimensional requirements for the R1c district, which includes only a small portion of this project, are a minimum lot size of 11,000 square feet, a minimum lot width of 80 feet and minimum lot depth of 130 feet. Planning Commission Meeting At the Planning Commission meeting held on May 28th seven residents spoke. All seven spoke against the rezoning to R3 (Townhouse District). They felt that because of the wetlands, trees, slopes and the potential traffic generated by the townhouses, townhouses were not appropriate for this site. None of the residents spoke against the single family component. S:\PLANNING\Case Files\P 02-05 Twin Lakes Crossing\ZC02-07junecc.doc Memo to Mayor/City Council/ZC 02-07 June 17,2002 Page 3 Four of the Planning Commissioners also spoke against the rezoning to R3, which would allow the townhouse component of the project. Their reason for their opposition to the townhouses were that the rezoning was not compatible with the adjacent land uses, there was no compelling reason to rezone the property, and it was not a good use of the land. The Commission discussed tabling the application. The applicant requested that the Commission move the project forward with either a recommendation to deny the request or a recommendation to approve the request with conditions. The Commission voted 5-0 to recommend denial of the request for the rezoning to R3. Recommendation Planning Commission The Planning Commission recommended that the City Council deny the request for a rezoning to R3 based on the following findings: 1. The current zoning is consistent with the Comprehensive plan land use designation of MR (Medium Density Residential). 2. There is no compelling reason for the rezoning request 3. Public opposition to the request The Commission also added the following requirement to their recommendation: . If the zone change is approved by the City Council, the Council should direct staff and the applicant to bring the plat back to the Planning Commission for review. City Council Options The following findings are offered should the Council deny the applicant's request of the rezoning to R3: 1. The current zoning is consistent with the Comprehensive plan land use designation of MR (Medium Density Residential). 2. There is no compelling reason for the rezoning request. 3. The proposed rezoning to R3 is not compatible with adjacent the R1a (Single family Residential) zoning district. 4. The proposed rezoning to R3 allows for increased higher residential density which would result in higher generation of traffic than the existing zoning. The following findings are offered should the Council approve the applicant's request of the rezoning to R3: 1. The proposed rezoning to R3 is consistent with the Comprehensive plan land use designation of MR (Medium Density Residential). 2. The proposed rezoning to R3 would provide a buffer between County Road 13 and the single family residential component of this project. S:\PLANNING\Case Files\P 02-05 Twin Lakes Crossing\ZC02-07junecc.doc Memo to Mayor/City Council/ZC 02-07 June 17,2002 Page 4 Should the Council approve the rezoning request, staff also recommends the following: 1. That the proposed zone change to R3 should only include the proposed townhouse portion of plat. 2. That the preliminary plat be referred back to the Planning Commission for their recommendation. 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