Planning commission backs rezoning near Lake Compaska after wetlands review

The Watertown Planning Commission voted unanimously to recommend that City Council approve a rezoning request for the Mansell Second Addition, changing parcels annexed in 2018 from R-1 single-family zoning to R-3 multifamily to allow a proposed condominium-style multifamily development across from Lake Compaska.

The recommendation matters because the site contains jurisdictional wetlands delineated by federal agencies and because the property has a history of higher-density proposals that city council denied in 2023. Planning staff and commissioners said the current proposal reduces the developable footprint and shows wetland areas, while the applicant described an intent to build a limited number of ownership units rather than rental apartments.

Planning staff member Brandy told the commission the request covers multiple lots that would be replat as one R-3 lot for the proposed multifamily parcel and two remaining R-1 lots. She said the two principal replat parcels would be about 1.07 acres (Lot 2A) and 2.55 acres (Lot 2B). Staff noted prior rezoning requests in 2023 for CL and a PUD were recommended by the planning commission but denied by the City Council, in part because of wetlands.

Brandy said a wetland delineation performed by federal specialists identifies areas as jurisdictional wetland, and that the current proposal has removed the eastern Lot 5 from higher‑density development. She also told the commission that, in a worst‑case calculation based solely on raw acreage and a 1,700 sq. ft. assumption for two‑bedroom units, “So there could be 65 units,” but she added that parking, detention and other constraints would reduce that number.

Russell Warner, the applicant’s representative, described the developer’s intent to build a small ownership project. “What we're looking at is really building 2 sets of townhomes a total of 8 units, on 2 separate lots essentially,” Warner said. He and Aaron Hansen represented the ownership and said the design details (number of bedrooms, stories, garage stalls) were not finalized.

Members of the public who spoke included Leif Erickson, a resident across the street, who asked whether rezoning was anticipated when the property changed hands and whether recent grading reflected an expectation of redevelopment. Brandy said the grading permit had been issued for fill placed outside of the mapped wetlands and that the permit was not issued in anticipation of a particular zoning approval.

Commissioners discussed the proposal’s fit with surrounding uses and its regulatory limits. Several commissioners said proximity to existing R-3 zoning across Southlake Drive made multifamily uses reasonable, while others emphasized that R-3 leaves the door open for higher density than the applicant now proposes. Commissioners also noted that if the site produces more than one acre of new impervious surface, the developer must provide on-site stormwater detention and that wetlands do not count toward detention requirements.

The applicant told the commission the plan is to condominium-plat the units so a single lot with an HOA could manage the development; staff said that condominium approach influenced the choice of R-3 zoning versus R-2. After discussion the commission moved to recommend approval to City Council; the motion passed by unanimous voice vote.

The rezoning now goes to the City Council for final action. City staff noted the wetland delineation and federal jurisdiction will remain a material constraint on future development of the green (wetland) areas shown in the submitted maps.