06-09-2025 - Agenda Packet City Council - regular meeting

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AGENDA ITEM Date: June 9, 2025 Title: LA25-000019, 245 Ferndale Rd N, RPUD Concept Plan Review Presenter: Melanie Curtis, Planner Section: Community Development Report Item: 13 Purpose: The Council is requested to provide non -binding feedback on a plan to subdivide the subject property into three (3) total lots under an Residential Planned Unit Development ("RPUD"). RPUD development is a rezoning process created to accommodate the densities and types of residential development contemplated in the Comprehensive Plan. The applicant's original submittal reflected creation of two (2) total lots, which is below the comp plan density guidance for the property. Prior to the Planning Commission meeting on May 19th (VIDEO), the applicant submitted a revised plan showing 3 lots (Exhibit A). Please reference the Planning Staff report for a full analysis. 2. Background: The property is a 0.99-acre property within the R-lA, Single -Family Residential zoning district (1.0 acre minimum). The current property size reflects the removal of the 33-foot portion of the lot within the road right-of-way. The property is guided within the 2020-2024 Comprehensive Plan for Urban Low Density Residential (3 - 8 units per acre). The property contains an existing single- family home, built in approximately 1955. The property is situated between two subdivisions: Northgate Two, created in 1979 on the south and west (zoned PRD), and Hill O' Way Manor (commonly referred to as the "Chevy Chase" neighborhood) created in 1955 on the north (zoned R-IA) (AERIAL PHOTOS). Refer to Exhibit D for an overview and analysis of the different development standards under PUD, PRD, and RPUD. 3. Planning Commission Vote and Comment: The Planning Commission discussed and provided feedback on the 3-lot alternative plan. The Planning Commission agreed with Staff s analysis that the original 2-lot plan did not meet the City's goals and were not supportive of a Comprehensive Plan amendment to lower the density requirement. Additional comments were as follows: • The project should meet the density prescribed in the Comprehensive Plan (minimum 3 units/acre). • The 3-lot plan appears to generally fit into the surrounding neighborhoods, in Orono and across Ferndale Road in Wayzata and Plymouth. • Building pads/home sizes should be scaled for the subject property - may be smaller than Northgate Two. Non -binding feedback was provided; there was no formal vote on the application. 4. Staff Recommendation: Staff provided a revised RPUD standards analysis on the 3-lot plan. Development as an RPUD would require some flexibility, specifically on the dimensional requirements as single-family 309