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REQUEST FOR COUNCIL ACTION DATE: June 13, 2016 ITEM NO: 10 Department Approval: Administrator Reviewed: Agenda Section: Name Jeremy Barnhart JML Planning Title Community Development Director Item Description: #16-3827, Rick Denman/ Charles Cudd, LLC for owner DDK, LLC, 2525 Kelly Avenue, 2535 and 2545 Shadywood Road, Sketch Plan Application Summary The applicant seeks non-binding feedback on the proposed subdivision of three separate parcels into 7 building lots and two outlots. The project will ultimately require preliminary and final plat, Comprehensive Plan and zoning map amendments. The project includes 7 single family home sites ranging in size from .16 acres to .39 acres. Access for all lots will be via a new road off of Shadywood Rd, lining up with a future access for the Freshwater parcel on the east side of Shadywood. The existing wetland on the lot fronting Kelly Avenue will not be impacted. The homes will be served by city water and sanitary sewer. Storm water will meet city requirements, including storm water will not leave the site at a greater volume or rate than current conditions. The Comprehensive Plan Amendment is necessary because the proposed density is lower than guided. The Comp plan guides the property for mixed use/ residential, with a density of 4 units/ acre. (The project proposes 2.99 units per acre, the final density is expected to increase above 3.00 units when the wetland and buffer boundaries are better defined.) The property is zoned B-4 Office/ Professional which does not allow residential uses. The zoning map amendment will be necessary to rezone the property from Commercial to residential uses. Given the uniqueness of the subdivision design, some version of a RPUD will likely be utilized. Planning Commission Recommendation The Planning Commission reviewed the sketch plan on May 16th. The Commission discussed whether the proposed density was high enough, given the guidance of the Comprehensive Plan for mixed use 4 units an acre. It was noted that attached units are likely necessary to achieve the 4 units per acre. It was also noted that the proposed project will not satisfy affordable housing goals of the city. Members of the public were in attendance, though no person stood to speak during the meeting. Written comments, including the applicant’s narrative, are included in Exhibit D. Planning Staff Recommendation The proposed development of this site introduces small lot single family residential to this section of Shadywood Road. The Council should discuss whether single family residential is appropriate on this site. If the Council determines that residential at a density of 4 units an acre or more is not appropriate at this site, Staff should be directed to amend the Comprehensive Plan accordingly.