Agenda - Planning Commission - 04/06/2006

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Sketch Plan Review: Ebony Woods March 17, 2006 Page 2 of 4 shall preserve 50% of the land as open space, and restrict impervious (rooftop and pavement) to 25% of the lot area (or up to 35% with a Conditional Use Permit). It is also noted that the maximum structure height in the Overlay District is 35 feet. If this project goes forward, compliance with the Mississippi Overlay District regulations will have to be demonstratred on the preliminary plat and preliminary site plan. Density: The subject property is approximately 1.1 acres in size. R-2 Medium Density Residential allows for 2-7 traits per acre. The sketch plan proposes 8 un/ts which equates to a density-of 7.3 units per acre. The density proposed exceeds City Code standards for the R-2 District. Streets: City. Code requires at least one main public street through a townhome development. The subject property is only 1 acre in size with frontage on Ebony Street. Ebony Street is not a collector street for which driveway accesses are restricted or limited. If this development proposal goes forward, the consumction of a dead-end public road into the parcel is not desirable from the City's perspective. The plat will receive public access from Ebony Street N.W., a dedicated and improved public street. The two structures are proposed to share one access to Ebony Street. City, Staff finds tiffs plan acceptable. Setbacks: The R-2 District requires the following structure setbacks: 25 feet from public right-of-way, 30 feet from plat boundaries, and 20 feet separation between buildings. Compliance with the established setbacks must be verified on the preliminary plat. Gradina and Draina_oe: A drainage and grading plan must be submitted at the preliminary plat stage. The Mississippi River Overlay District regulations state that it must be shown that the proposed development will not increase the runoff rate or decrease the natural rote of absorption of storm water. Development shall be consistent with the City's Surface Water Management Plan or engineering methods approved by the City,. A permit will need to be obtained from the Lower Rum River Water Management Organization and the MPCA for this development. Traffic Generation Analvsis: City Code requires a traffic generation analysis at the time of preliminary plat review. Standard procedures require that the City tfire a traffic consultant to review the traffic patterns and traffic impact of the development. Because of the number of units proposed in this case, the traffic analysis for this plat can be accomplished in-house by City Staff. However, the applicant is still responsible for the additional staff time incurred to perform the analysis. Utilities and Water Usage: The development will need to be served by municipal water and sanitary sewer. Tl~ese services were installed in Ebony Street in 2005. 42