HomeMy WebLinkAbout4B R-2 Text Amend Report
4646 Dakota Street SE
Prior Lake, MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE: FEBRUARY 16, 2016
AGENDA #: 4B
PREPARED BY:
PUBLIC HEARING:
DAN ROGNESS, COMMUNITY & ECONOMIC DEVELOPMENT DIRECTOR
YES
AGENDA ITEM: CONSIDERATION OF A REQUEST TO RECOMMEND AMENDMENTS TO
SUBSECTION 1101.503 (YARD ENCROACHMENTS), SUBSECTION
1102.506 (R-2 DIMENSIONAL STANDARDS), AND SUBSECTION 1102.700
(RESIDENTIAL PERFORMANCE STANDARDS) OF THE CITY CODE.
DISCUSSION: Introduction
The purpose of this agenda item is to consider a request by Winkler Land Com-
pany and City staff to amend three sections of the Zoning Ordinance. These
sections relate primarily to dimensional standards and setbacks for primary
structures and accessory structures, as well as yard encroachments.
Current Circumstances
Winkler Land Company is considering the development of property in Prior Lake
that would potentially be rezoned to R-2 Medium Density Residential. For single
family lots in R-2, the following dimensional standards include:
1. Minimum lot area = 6,000 square feet
2. Minimum lot width = 60 feet
3. Minimum lot depth = 90 feet
4. Minimum front/rear setback = 25 feet
5. Minimum side yard setback = 10 feet (proposed to be 7.5 feet)
Winkler is requesting an amendment to the side yard setback from a minimum
of 10 feet to 7.5 feet. Other communities surveyed have varied setbacks for
smaller lots, including: (1) Lakeville = 7 feet, (2) Savage = 12 feet both sides
with a minimum of 5 feet on one side; and (3) Shakopee = 10 feet.
In Prior Lake, a subdivision known as Meadow View north of Mystic Lake was
platted as an R-2 development with some lots at 62 x 150 feet using the 10-feet
side yard setbacks (see Attachment 2). In the Jeffers Pond PUD, the Enclave
neighborhood was platted similar to an R-2 development with some lots at 50 x
110 feet using 7.5-feet side yard setbacks (see Attachment 2). Finally, existing
non-conforming R-1 lots are allowed to have minimum 5-feet side yard setbacks
with at least 15 feet between structures (i.e., 5’ on one side and 10’ on the other).
Winkler, working with Lennar, is considering an R-2 subdivision in Prior Lake
that would have many 65 x 100 feet lots. Most of their house “pads” for con-
struction will be 50-feet wide, leaving 15 feet for the combined side yard setbacks
(see diagram in Attachment 2). Using this example, City staff prefers to see 7.5-
feet minimums on each side rather than the 15-feet total setback with a 5-feet
2
minimum; this helps assure adequate and equal drainage on all sides of single
family homes.
While addressing the proposed side yard amendment from 10 to 7.5 feet, three
other amendments are being proposed related to Dimensional Standards for the
R-2 Use District (Subsection 1102.505):
1. Add a sentence that allows a minimum housing density of 3.0 units per
acre when R-2 is located within an Urban Low Density (R-LD) land use
of the Comprehensive Plan. This will allow R-2 to be used in R-LD areas
without amending the Comprehensive Plan to Urban Medium Density (R-
MD). The City’s overall minimum housing density is 3.0 units per acre.
2. Allow corner lots to have a minimum side yard abutting a street to be 20
feet rather than the current 25 feet. This amendment would allow smaller
lots to have a lesser setback on those types of lots, in addition to the
reduced side yard setbacks on non-corner lots.
3. Clarify language on what is allowed for a “break” in long walls over 60
feet. Winkler/Lennar will not have walls exceeding 60 feet, but this
change is purely to clarify the wording.
In addition, Winkler and City staff have worked together to clarify and improve
Subsection 1101.503 related to “Yard Encroachments”. This section applies to
all zoning districts rather than just to the R-2 Use District under discussion. How-
ever, some changes directly related to the proposed amendment to side yard
setbacks in the R-2 Use District from 10 to 7.5 feet. The overall intent of these
changes is to allow certain encroachments into side yards as long as they don’t
extend within 5 feet of the side lot line; that 5-foot area is typically a drainage
and utility easement provided for on plats.
Staff will further explain these proposed yard encroachment amendments at the
public hearing. However, two in particular are not yet supported by City staff:
Winkler/Lennar is proposing that residential air conditioning units (and
basement egress windows) be allowed to extend into the 5-feet side yard
area reserved for no encroachments. Both of these items would likely
extend approximately four feet beyond the house side wall. Assuming a
7.5-feet setback in R-2, their extension or encroachment goes another
1.5 feet into that 5-feet setback/easement area. Staff wants to keep the
5-feet area clear of any encroachments since those are typically drainage
and utility easements for platted single family lots.
Finally, City staff is proposing a minor clarification amendment to Subsection
1102.700, Residential Performance Standards, related to detached structures.
Currently, accessory structures may be located within five feet of any lot line
abutting a “R” Use District. Since residential accessory structures also abut
other commercial and industrial districts, the 5-feet setback should apply to any
residential accessory structure whether or not it abuts a “R” Use District.
Conclusion
These proposed amendments are intended to create more flexibility for develop-
ment within an R-2 Medium Density Residential District and to further clarify what
is permitted as encroachments in all zoning districts.
3
ISSUES: Winker Development Company is the applicant for proposed amendments re-
lated to the R-2 Use District and Yard Encroachments. City staff generally
worked with them to arrive at amendments that were supported by both parties.
Staff is proposing the clarification amendment for residential accessory struc-
tures in Subsection 1102.700.
ALTERNATIVES: 1. Motion and a second to recommend amendments to Subsection 1101.503
(Yard Encroachments), Subsection 1102.506 (R-2 Dimensional Standards),
and Subsection 1102.700 (Residential Performance Standards).
2. Motion and a second to deny recommending amendments to the City Code
as requested by the applicant and City staff.
3. Motion and a second to table action and provide direction to staff and con-
tinue discussion at a future specified meeting.
RECOMMENDED
MOTION:
ATTACHMENTS:
Alternative #1
1. Proposed amendments to Subsections 1102.505, 1101.503 and
1102.700 of the City Code.
2. Examples of existing platted lots in Prior Lake and a typical Lennar home
plan.
3. Picture examples of yard encroachments.
4. Article in the Star Tribune on smaller residential lots.
More Twin Cities Homes Opting for Smaller Lots
Minnetonka has long taken pride in its large home lots, nestled in wooded,
curving neighborhoods.
But as the number of smaller lots increases, the west metro community,
including suburbs from Eden Prairie to Lakeville, is seeing its landscape
change. For aging suburbs like Minnetonka, which approved new zoning rules
for smaller lots this year, they’re a way to draw downsizing baby boomers or
younger families who prefer home features to large lawns.
In 2010, the Twin Cities had nearly 300,000 small home lots, defined by the
Metropolitan Council as those of a quarter-acre or less. By 2040, the demand
for small lots is expected to reach 500,000, according to a report
commissioned by the agency.
“More developers are proposing small lots in suburbs or more of a mix of lot
sizes,” said Libby Starling, manager of regional policy and research for the
Met Council. “… Cities with a mix of housing are better positioned to be
resilient.”
But for suburbs heavily developed with large single-family lots, smaller home
lots pose a challenge, clashing with some residents who oppose the more
“urban feel” of homes closer together and closer to the street.
“I think that’s always the struggle — where should these be located?” said
Minnetonka Community Development Director Julie Wischnack. “The
response … is huge,” she said, referring to a development featuring smaller
lots. “People are lining up for spots.”
The shrinkage in lot sizes is being driven by rising land costs and developers
trying to meet changing demands from consumers who, they say, are looking
for smaller mortgages and interiors with features like updated kitchens and
oversized pantries — not large lawns that require a lot of maintenance.
Millennials with growing families and seniors downsizing from larger homes
aren’t interested in yard work and no longer put priority on large lots, experts
say. Smaller lots make it more affordable to live in more expensive cities like
Minnetonka. And to compensate, more developers are adding parks, even
pools, within developments where families can gather and play.
“It’s becoming less about the size of the lot and more about the attributes of
the house. They [homeowners] haven’t said they want more lawn work,” said
Graham Epperson, division president for Pulte Group Minnesota, which is
building nearly 130 homes on 9,100-square-foot lots in Plymouth and a 5-acre
neighborhood park. “A lot of the consumer feedback is the large, oversized lot
sizes that we’ve seen the last seven, eight years [aren’t] desirable.”
Small lots, big homes
Pulte’s Enclave on the Greenway is part of an uptick in smaller lots in
Plymouth, the city says, bringing more variety to its housing stock.
The same is true in Lakeville, where the city changed zoning rules in 2010 to
allow houses on 70-foot-wide lots, instead of the standard 85 feet, with shorter
setbacks to reduce front yards. The city says nearly half of the 429 new
single-family homes approved in Lakeville in 2014 have been on smaller
8,400-square-foot lots, or 70 feet wide.
“Post-recession, there seems to be more interest in small lots. And I don’t see
that changing,” said David Olson, director of community and economic
development. “I don’t think it’s unique to Lakeville. If you go to a lot of cities,
that’s a trend in terms of smaller lot sizes.”
But not all small lots mean smaller homes. In Edina and Excelsior, the
housing trend is teardowns, with big homes being built on small existing lots,
much to the dismay of some long-term residents. After some complaints in
Excelsior, the city’s Planning Commission in early January will discuss setting
new height and size rules for the 6,300-square-foot lots established in the
Lake Minnetonka town in the 1890s and early 1900s.
In New Brighton, the Pulte Group is building homes on lots as small as 7,800
square feet. While it may be smaller than the standard lot size in the Twin
Cities, Epperson said it all depends on the perspective.
“In most markets across the country, that would be quite a large lot,” he said.
“In the Twin Cities, that’s considered a ‘small lot.’ ”
Slowing denser growth
But not everyone wants the smaller lots in the suburbs.
In Eden Prairie this year, the city pursued putting a “green,” high-density
housing development on a vacant 8-acre lot off Hwy. 212 to bring more
affordable housing to the city. But nearby residents opposed the Eden
Gardens development in part because the 36 smaller lots and homes wouldn’t
fit in. In response to this concern, the developer is building bigger, more
expensive homes on the perimeter of the development and “market-rate”
homes ranging from $330,000 to $360,000 inside the development.
Eden Gardens, which includes a small park and opens in 2015, had deposits
on most of the homes even before the city gave its final approval.
“For some communities, this will be more of a trend, but I’ve heard from
developers not every city is in favor of it,” said Shawn Nelson, board president
of the Builders Association of the Twin Cities. “The majority of Minnesotans
like a large lot for kids to play in and dogs to run around in. If that is what a
family is looking for, it’s still available.”
In fact, Minnetonka has mostly half-acre lots that preserve its topography and
wooded areas, unlike cities on grids or with smaller lots like Minneapolis,
where typical lots are about one-tenth of an acre. Now, however, pockets of
land wedged into neighborhoods have made Minnetonka ripe for subdivisions.
Larger estates are being broken up and the city’s last farm is being turned into
the suburb’s largest subdivision of single-family homes since the 1990s.
More than 250 people have expressed interest in the 28 single-family homes,
which will have an average lot size of 7,600 square feet, along with a mix of
twinhomes, condos and possibly townhouses — all association-managed so
homeowners don’t have to keep up lawns. The developer, Ron Clark
Construction, said the development is meant to fill a void in the market, aimed
at everyone from young professionals to “right-sizing” baby boomers
interested in moving from large lots to the rambler-style villas on smaller lots
overlooking wetlands and woods.
The company needed special approval for a planned unit development since
Legacy Oaks didn’t fit the city’s standard residential zoning. Now, the city has
a new small-lot ordinance that eases the process for developers by adding a
new residential zoning rule for 75-foot-wide lots, or 15,000 square feet,
instead of the standard 22,000-square-foot, or half-acre, lots.
But that doesn’t mean Minnetonka is losing its large-lot character, City Council
Member Brad Wiersum said. Higher density is expected in infill redevelopment
or commercial areas near transit hubs like Ridgedale, where a six-story
apartment building that some residents opposed was just approved, but the
city is mostly developed.
“Minnetonka is a large-lot community, and it probably always will be a large-lot
community compared to surrounding communities,” he said. “[But] I think we
will become a more dense community.”
Kelly Smith • 612-673-4141 – StarTribune.com
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