Minutes - Planning Commission - 11/06/2000

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townhomes on the property located west of Highway #47 (St. Francis Blvd.) and east of Sunwood Drive. The property consists of approximately 11.31 acres and is currently zoned R-3 Urban Residential and R-1 Single Family. The City has received an application to rezone the R- 1 portion of the property to R-3 Urban Residential, which allows a maximum of 7 units per acre. The draft comprehensive plan targets this area for high-density residential uses and high-density development has been established at a maximum of 7 units per acre in the draft comprehensive plan. The developer is proposing to develop 31 rental townhouse units, which equates to a density of 2.6 units per acre. The site plan is proposing to construct six two-bedroom and six three-bedroom twinhome units, one three-bedroom one level twinhome (Handicap adapted unit), one five-bedroom one level twinhome (Group Home), three quadhome structures (12 units) that · contain two and three bedrooms, and one four-plex unit that has two one-bedroom and two two- bedroom units. In the R-3 district, City Code requires that each townhouse unit include a garage area ranging from 240 - 440 square feet. The proposed twinhome and quadhome structures all meet City Code garage requirements. Two units in the proposed four-plex structure are not proposing to include a garage; this is a deviation from City Code. The townhouse units meet all of the minimum floor area, parking space, and lot coverage requirements established in the R-3 Urban district. In the interpretation of the R-3 Urban Residential setback requirements, the rear yard setback range is from 25 to 40 feet. In this case, the maximum rear yard setback would apply and all structures should be 40 feet from the outer boundaries of Lot 1. Because such a significant amount of the site is encumbered with wetlands and a collector street, staff is recommending applying the 25-foot minimum to the structures. All the structures meet the 25- foot setback with the exception of the quadhome in the southeast comer of the site. This strUCture need only be adjusted 1.75 feet to meet the minimum 25-foot setback. A variance is required to reduce the 40-foot rear yard setback to 25-feet. The proposed site will derive one access point from Sunwood Drive. Two private cul-de-sacs to the north and south ends of Lot 1 will also serve the townhome development. The proposed townhouse project will be serviced by municipal water and sewer facilities. The area west of Sunwood Drive is proposed to be dedicated as an Outlot. The proposed Outlot is predominately occupied by DNR protected wetland 685W and will be encumbered by a drainage and utility easement. The exterior wall materials for all the structures are proposed to consist of maintenance free .siding and asphalt shingles for the roof. The R-3 district requires exterior materials to consist of face brick, natural stone, pre-cast concrete, finished metal frame paneling, or glass. The proposed maintenance free siding deviates from the Ro3 requirements and will require City Council approval. The development will be required to obtain a permit from the Lower Rum River Water Management Organization. Calculations of runoff generated by the development will need to be submitted to the City Engineer in order to determine if the storm sewer provided in Sunwood Drive can handle the additional runoff that will be generated by the development. The landscaping plan is generally acceptable, however Staff is recommending additional trees and that a variety of shrubs be used for foundation plantings instead of what is indicated on the site plan Plant Material Schedule. The site plan indicates that a 6-foot wood privacy fence will be located parallel to Highway #47; this meets the City's fencing standards established in the R-3 Urban district. The townhouse development is proposing a recreational playground area that will need to be maintained by the developer. Planning Commission/November 6, 2000 Page 18 of 21