Agenda - Planning Commission - 11/02/2006

Home

(PUD), as required by the Mississippi River Overlay District regulations. R-2 Residential District standards were used to review the proposal. The permitted density in the R-2 Residential District is 3-7 units per acre. The preliminary plat proposes 6 units on 1.1 acres, resulting in a density of 5.5 units per acre. The proposed twinhome lots are all 40 feet in width with the exception of Lot 6, which is 44 feet wide. The R-2 Residential District requires 50-foot lots for twinhomes. A reduced lot width may be permitted as part of the PUD, if approved by the City. All proposed lots exceed the minimum lot size for twinhomes of 7,000 square feet. The R-2 District requires a front yard, side yard, and rear yard setback of 30 feet, 10 feet, and 30 feet respectively. All the proposed units meet these requirements. Ms. Geisler advised the property is located in the Mississippi River Overlay District, but is located over 800 feet from the river itself. The City is in the process of updating the regulations in accordance with State rules. The District requirements state that the project shall be developed as a PUD, shall preserve 50% of the land as open space, and restrict impervious surface to 25% of the lot area (or up to 35% with a Conditional Use Permit). The site plan shows 71% open space in the yard areas for the twinhomeunits, resulting in 29% impervious surface. As the Overlay District requirements are not yet effective, staff feels the submitted plat meets the intent of the open space and. impervious surface requirements. It should be noted that current river regulations limit impervious surface to 30%, which the plan meets. Associate Planner Geisler explained the development will receive public access from Ebony Street, a dedicated and improved public street. Each unit will have its own driveway access onto Ebony Street, which is acceptable to staff. Some revisions are required to the grading and drainage plan. A permit is required from the Lower Rum River Water Management Organization. Ms. Geisler advised staff has requested revised building elevations be submitted for review. Some minor changes are required to the landscaping plan. Density transitioning is required along the eastern boundary of the site. Existing vegetation within the tree preservation area appears to satisfy the transitioning requirement. The lot to the south, Lot 1, Block 1, Clemens 2nd Addition is currently vacant. City Code does not require density transitioning measures when a proposed residential development is adjacent to a vacant parcel. However, that lot was just recently created with the intent of constructing a single family home on the lot. If the City Council wishes to require additional landscaping along the southern property line, suggestions have been included in the Council's packet for consideration. Associate Planner Geisler indicated the Planning Commission reviewed the preliminary plat and site plan at their September 7, 2006 meeting. The Commission recommended denial of the Comprehensive Plan Amendment and rezoning requests, but did want to provide some comments on the plan and site plan in the event that the City Council is inclined to approve the plat. The consensus of the Commissioners was that the current plan was an improvement over the previous plan that showed 8 townhome units. Based on this, the Planning Commission recommended approval of the preliminary plat and site plan, with further review of density transitioning requirements for the site. Ms. Geisler advised if the Comprehensive Plan Amendment and Rezoning are granted, the submitted preliminary plat and preliminary site plan meet City Code requirements with the exception of lot width. Staff is recommending that the reduced lot width be considered for approval because the proposal is meeting all other lot standards and setback requirements, and because the twinhome buildings will have less bulk and a lower profile than the townhome buildings that were previously proposed for this site. City Council / September 26, 2006 Page 28 of 38 P48