Agenda - Environmental Policy Board - 04/07/2014

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Review File: Sketch Plan Review (Village Bank -Owned Parcel) 6080 Highway 10 NW Page 2 of 6 Bulk Standard Requirements (City Code Section 117-111) Setbacks: Re i uired Proposed: Front ard: 30 feet Side ard-Habitable: 6 feet Side ard-Uninhabitable: 10 feet Rear ard: 30 feet Minimum Lot Size: 10,800 s i uare feet Minimum Lot Width: 80 feet 30 feet 5 feet (preliminary plat must be adjusted) 5 feet (preliminary plat must be adjusted) 30 feet Range: 17,456 s.f. to 38,122 s.f. Varies — Show at setback on Preliminary Plat 1 Note: it appears that two (2) to three (3) proposed lots may be deficient in minimum lot width requirement, necessitating the need for a Variance or potential inclusion as a PUD. Net Density Calculations (City Code Section 117-111). The Applicant shall provide gross (total) acreage, as well as net acreage. Net acreage is calculated by subtracting wetlands and rights of way and other non -developable areas from gross acreage. The Applicant must also provide Net Density Calculations described as number of units per net acre. Without a grading plan, it is not possible to calculate Net Density. The proposed gross density calculation is 1.79 units per acre. However, the Comprehensive Plan requires a minimum of three (3) units per acre throughout the sewered area of the community. As long as the average density meets or exceeds this density threshold over the entire sewered area, this threshold is met. This proposal would not bring the City's average density in the sewered/MUSA area below three (3) units per acre. Sketch Plan: The Applicant is requesting Sketch Plan review for seven (7) single family residential lots that would be located immediately east of Rivlyn Avenue and will extend the Rivlyn Avenue cul-de-sac to serve as access for the seven (7) proposed lots. This will result in the cul-de-sac total length over the 600 feet limit as required by City Code Section 117-614 Subd. (c)(3). Approval of this exception will require either 1) the issuance of a variance or 2) the approval of a Planned Unit Development (PUD) at the time of the Preliminary Plat. Please note that the approval of a PUD requires the dedication of some sort of public benefit as described in City Code Section 117-132. The lot layouts generally meet the R-1 Residential (MUSA) zoning requirements in terms of lot size and placement on the lots. Corrections will be required to setbacks, but it appears that all lots would be able to meet all setbacks with the proper floor plan (to be verified on Preliminary Plat). Three (3) outlots are proposed as part of the Sketch Plan review. Outlot A is located at the far northeast corner of the plat and will have access to Highway 10 NW. This lot is proposed to retain the existing E-1 Employment District zoning classification and would be anticipated for future redevelopment opportunities or connection to existing uses. The existing commercial structure on Outlot A is proposed to be removed. Outlot A will not have access to the Rivlyn Avenue. Outlot B is proposed to serve as deeded river access for Lots 1-7 and is located between Lots 1 and 2. It shall be made clear to future property owners that the Mississippi River Trail shall not be used for motor vehicles to access Outlot B. Outlot C would be created for the Mississippi River Trail corridor. Portions of Lots 1-4 are located within the Mississippi River Corridor Critical Area (MRCCA) boundary. While a portion of these lots are within this boundary, the proposed structures are located outside of the boundary and the size of the lot will not exceed impervious surface limits of the Critical Area. Review by the Minnesota Department of Natural Resources (DNR) will be required.