Adopt Ordinance # O2018-011

The Planning Commission recommends that the City Council adopt the proposed ordinance as presented.

The City of Shakopee is proposing a text amendment to the City Code to adjust the name and the purpose language of the R1C, Old Shakopee Residential Zoning District. Currently, the listed purpose of the Old Shakopee Residential Zone is "to provide an area for the continuation of existing residential development and development of existing lots in the older residential areas where public sanitary sewer and water are available. The combination of small lots is encouraged." 

Staff proposes to change the name of the zoning district to "Traditional Neighborhood Zone" and revise the purpose statement to say "to provide an area for the continuation of existing residential developments and allow for new residential developments that allow flexibility in building and neighborhood type design. The intent of the R1C zone is to create a walkable urban environment with shorter blocks and a grid pattern of street design."  The proposed text amendment strictly changes the name of the district and the purpose statement, which would allow this type of development elsewhere in the city.

The current R1C zoned properties are located in the President's neighborhood and west of Marschall Road and north of 10th Avenue. Lots platted in the original City of Shakopee plat are 60' wide and 142' deep. With 16' alleys the blocks are 300' x 300', which creates a walkable urban environment (see attached map).

Developers in the Twin Cities housing market are seeing a desire for smaller lots and reduced setbacks. There is still heavy demand for single-family homes, but customers are not as interested in larger yards that require additional maintenance and increased price.  Recently the City has approved the developments of Windermere and Ridge Creek, which have reduced setbacks, and in some areas Windermere has a reduced lot size (Windermere South). Creating an option for smaller lots with more flexible setbacks allows for more housing style choices, and helps create housing options that are more affordable than current regulations that require larger lots to build a specific sized house. 

In Shakopee, the R1C is the 2nd most prevalent zoning district for single family-homes, behind R1B, Urban Residential Zone. A way to reduce development and housing costs is to reduce the minimum lot size and allow flexibility. A table with lot requirements for R1B and R1C is below. A street side setback is for a corner lot. The maximum density in the R1B zone is 5 units / acre, in R1C the maximum is 7.5 units / acre. Due to the density limit and lot size requirements, a developer would not be able to construct only twin-homes/ duplexes in a new R1C

development. Either all single-family homes, or a majority of single-family homes would be required (see attached graphics). A typical lot design of 120' deep lots and 142' deep (original Shakopee plat lot depth) lots is shown to represent what a typical block could be like.

Planning staff consulted with the Building Official and Fire Marshal to determine if there are any issues with reducing the allowed setbacks for newer developments. With the requirements already in place in the R1C zone, there are no specific Building or Fire Code issues. Specific situations may require special construction, or careful review of building openings, such as windows and doors, but there is no Building and Fire Code prohibition on the setbacks currently permitted in the R1C zone.

The R1C zone also allows for two-family dwellings when lots are at least 70' in width. If a developer wanted to develop twin-homes (separate ownership of each unit), each lot would have to be at least 35' in width. The R1C zone does not allow for the creation of multi-unit townhome developments. There are currently no available lots for the construction of twin-homes or duplexes within the city. Senior Housing is a listed conditional use in the R1C zone, with specific density and setback requirements and a minimum lot size of 0.75 acres. Staff does not propose changing any of the allowed permitted or conditional uses. 

Since the R1C zone is currently in only two areas of the city, a developer would have to rezone property to create additional R1C lots. Rezoning requires a public hearing and review by both the Planning Commission and City Council. In some situations, a comprehensive plan amendment may be required, also.