07-26-2021 Council Packet - Laserfiche WebLink

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AGENDA ITEM Prepared By: J. Barnhart Reviewed By: A. Carlson Approved By: 1. Purpose. Review the building height calculations, consider a resolution approving a proposed Master Development Plan, Zone Change, and Preliminary Plat for a proposed 48 unit apartment building, subject to several conditions. 2. MN§15.99 Application Deadline. The application was received on May 19, 2021 and considered to be complete on that date. The 60-Day review period has been extended to September 16, 2021. 3. Background. The City Council reviewed this project at its meeting on July 12th, directing staff to prepare a resolution of approval, subject to several conditions recommended by the Planning Commission, including keeping the building 30 feet or less in defined height. The draft resolution is attached as Exhibit A. 4. Building Height Discussion. The exhibit illustrating the building height (Exhibit M in the July 12 packet, but attached here as Exhibit C) included an error. The corrected calculation is shown as Exhibit D. This corrected calculation shows the building to be 36’4” in defined height. Much of the added height is due to the significant drop within the lot (18 feet from one end of the building to the other.) The site was originally developed as a commercial project, and was pre-graded in anticipation of that construction. During the sketch plan phase, the applicant introduced the possibility to use the predevelopment grades. The City Council did not react to this request. If predevelopment grades were used, the proposed building conforms with a defined height of 28’4”. The predevelopment calculations are attached as Exhibit E. Staff understands the predevelopment grade argument, but does not support it because this predevelopment grade was last observed in 2007, and the height calculations are intended to manage changes to the character of an area now. However, the use of existing grades in height calculations is necessary to prevent a developer or builder bringing in fill to elevate a house to maximize views, including lake views, thereby increasing massing impacts. The 10’ above the lowest ground level was added to address walk out lake lots, and a concern with 4 stories of exposed homes on the lake shore. None of these conditions exists here. If only the highest existing grade was used, the building would be 30’4”, and corrections to get to 30’ are more manageable. Also note that the project includes a roof top deck, further managing mass at the street. Staff supports using only the highest adjacent grade for the height calculation. 5. Staff Recommendation. Staff recommends using the Highest Existing Grade of 1018 to establish the building height. Staff further recommends the Council approve or amend the resolution of approval, incorporating the conditions suggested by the Council: a. Met Council approval of the Comprehensive Plan amendment that reduces the density below 20- units per acre b. MCWD approval c. City Engineer approval d. Fire Chief approval e. Approval of the final plat and Development Agreement f. Height no higher than 30 feet above highest adjacent grade (1018) Item No.: 8 Date: July 26, 2021 Item Description: LA21-000042 – Mohegan Hansen Arch o/b/o CBS MN Properties, LLC, 2060 Wayzata Blvd West, Master Development Plan Approval, Zone Change, and Preliminary Plat- Resolution Presenter: Jeremy Barnhart, AICP Community Development Director Agenda Section: Planning Department Report