Workshop Item - Sheila Sellman, City Planner
Title
Title
Radisson Road Townhomes (Formerly Applewood Pointe) Comprehensive Plan Amendment Discussion
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Background
United Properties received a conditional use permit to construct an 88-unit 3 and 4 story senior (Age 62+) cooperative building on September 8, 2021, for properties located at 11967 and 11985 Radisson Road NE.
The approval also included:
• A rezoning from FR (Farm Residential) to DF (Development Flex).
• A preliminary plat to combine two parcels into one parcel with right-of-way for 121st Avenue.
• A comprehensive plan amendment from MDR (Medium Density Residential) to HDR (High Density Residential).
The proposed density of the multi-family building was approximately 12.46 units per acre. The amendment was requested because apartments/cooperatives are not listed in the MDR definition in the 2040 Comprehensive Plan and are solely listed in the HDR definition.
Comments at the public hearing were related to wildlife being impacted, increased traffic, access from Radisson Road and 121st Avenue, height of the building, suggested townhomes or single family instead of the cooperative complex, the notion that it is not fair for non-contributors of The Lakes Homeowners Association using The Lakes roadways, crime in the underground parking garage, speed of traffic, tree preservation, value being preserved in the neighborhood, drainage, if the units could be converted to rentals, and security of the site.
United Properties has indicated to staff that the construction market has caused prices of the units to become too high for the market and have abandoned the project.
Proposed
Ron Clark Construction and Kaeding Development is proposing a 76-unit rental neighborhood on the site formally known as Applewood Pointe. The townhomes would consist of 42 two-story townhome and 34 three-story townhomes. The two-story product will have a height of 33.2 feet and the three-story product will have a height of 40 feet. As previously proposed, the site will have walking trails along the pond and a play area. The units will be a mix of two-bedroom and three-bedrooms with rents between $2,600-$3,500 a month. As proposed the internal road will be private.
The site has a land use designation of HDR (High Density Residential). To develop with townhomes, the land use designation needs to be changed to MDR as HDR does not allow townhomes and has density requirements of 12+ units/acre. The MDR land use designation allows attached housing at a density of 6-12 units an acre. The proposed townhomes have a density of 9 units/acre. In addition to a comprehensive plan amendment, this request would require a conditional use permit amendment. Again, the original land use designation prior to changing it to HDR to accommodate the Applewood Pointe project was MDR.
City policy requires developers to come before the City Council at a workshop if the proposed development requires a zoning change or is inconsistent with the comprehensive plan. The Council is encouraged to provide feedback, comments, and concerns to the developer at workshop. The developer can take that feedback and determine whether to proceed formally with an application that would go before the Planning Commission and city council.
Staff Recommendation
Discuss and provide feedback on the change in land use.
Attachment List
Location Map
Previously Approved Site Plan
Previously Approved Elevations
Narrative
Proposed Site Plan
Proposed Plans