HomeMy WebLinkAbout2.a. Town & Country Homes PUD, McNamara Add. CITY OF ROSEMOUNT
EXECUTNE SUMMARY FOR DISCUSSION
COMMITTEE OF THE WHOLE
DATE: October 7, 1997
AGENDA ITEM: Town & Country Homes PUD,McNamara Add. AGENDA NO.
PREPARED BY: Dan Rogness, Community Development
Director ��� � � �
ATTACHMENTS: Memo and Exhibits
Please review the attached material for discussion at the meeting.
RECOMMENDED ACTION NOTES:
MEMO
CITY OF ROSEMOUNT, MINNESOTA
TO: Mayor and City Council
FROM: Dan Rogness, Community Development Director
DATE: October 3, 1997
RE: Town & Country Homes
The city council is being asked to hear from Town & Country representatives at a
committee meeting prior to its final action on the proposed townhome project within the
McNamara Addition. The final action on the agenda for the regular meeting on October
7 is to adopt findings in support of denial of the PUD amendment.
Charlie LeFevere will review legal aspects of this project and corresponding PUD
action, and I will summarize it from the planning perspective as follows:
• The applicant submitted a 72-unit townhome project for Outlot E of McNamara
Addition as supported by the PUD Agreement dated March 4, 1997. This
agreement permits residential development in conformance with the R-2 zoning
standards. Since permitted uses do not include "stacked" units (one
above/below another), the PUD amendment is the process whereby this type of
unit would be allowed.
• The PUD Agreement further allows future projects to be reviewed according to
Section 14.4 for site plan review (planning commiss'ron review only) with the
exception of"major changes" to the Chippendale 42 Concept Plan. Since the
concept plan shows buildings of 2 and 4 units only without the motor-court
design, one could argue that the Town & Country project needs a PUD
amendment regardless of the stacked units. In addition, a concept drawing in
the original application for future townhomes shows all 2-car garages.
• Town & Country has received approval from two cities (Maple Grove and
Lakeville) with all 2-car garages. After talking with a Lakeville planner, it appears
that the city would not support the project with 1-car garages based on
neighborhood input and its "fit" within the surrounding residential area. The
applicant then changed the original plan to standard 2-car townhomes for
evenutal PUD approvaL
• In the case of Rosemount, city staff and the planning commission supported the
project with a mix of 1- and 2-car garages and the stacked units. The
commission was concerned with the stacked units in relationship to the higher
decks on the back of the building, which was addressed by the developer. i
Otherwise, the stacked units did not change the character of the buildings, and I�
2-car-only garages were not supported by the city's ordinances, policies or �I
agreements. ''�I
• Obviously, townhomes are built in many different styles and price ranges. Staff �I
has consistently argued that the units in McNamara Addition be single-loaded (all �,
. with back yards directly accessible to each unit) versus double-loaded units I,
(similar to the Wensmann deck homes). In addition, staff looked at the "curb '',
appeal" of the units in relationship to varied walls, roof lines, etc. Finally, we felt ',
that the extra parking spaces provided within the motor-courts addressed I,
potential parking deficiencies. Town & Country's proposal appeared to meet ',
various design issues. '',
• Town & Country has described to staff some factors that may address other I!�
concerns. For example, each unit will be constructed within an individually '
platted lot (including air rights for the stacked units). This type of platting ',
typically avoids the units being sold at a later date for rental purposes. Town & '�,
Country has also identified strict association rules that restrict outside parking '
and storage. They could also provide an option to allow owners in a building to ',
construct a detached garage for additional space within the project area.
In summary, you are being asked to discuss your parameters for this project with the '
developer at the committee meeting. If some compromise position is reached, staff will
be ready to prepare a new resolution of approval with conditions to replace the
resolution for denial. If you have further questions prior to the Tuesday meeting, please
contact me at 322-2020 or Tom at 322-2006.
Thank you for your attention to this matter.
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Photo by Allen Smith
Townhouses comprise the majority of new home construction in Coon Rapids. Of the
273 building permits issued in 1996, 173 were for townhouses. A twabedroom town-
house in this development by Good Value Homes on Norway St. NW sold for $97,000
last year.
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Start enjoying fhe many pleasures �
of townhome living toclay!
One Level, All Corner Units • Low-E Windows �
• 2 Bedrooms � 10 x 10 Patio • Vaulted Ceilings
• Eat-in Kitchen • Attached 2-Car Garage with �
Storage • Many Cus�omizing Options Available.
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