Agenda - Council Work Session - 03/20/2007

Home

meets all requirements with the exception of lot width. The R-2 District requires a 50-foot lot width, and the plan shows five 40-foot lots and one 44-foot lot. The lot width deviation is permitted if the rezoning request to PUD is approved. Ms. Geisler advised the draft Mississippi River Overlay District Code and the Comprehensive Plan require new development in the River Corridor to be processed as a PUD. Staff also recommended approval of the PUD request because all other lot standards and setback requirements are being met, and because the proposed twinhomes will have less bulk and a lower profile than the townhome buildings previously proposed for the site. The Planning Commission reviewed the rezoning request at their September 7, 2006 meeting and recommended denial of the rezoning request, because of lack of a compelling reason to allow a different use than is provided with the current B-2 zoning. Ms. Geisler advised the subject property of Ebony Woods 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 Planned Unit Development, shall preserve 50% of the land as open space, and restrict impervious surface (rooftop and pavement) 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 twinhome units, 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. Ms. Geisler indicated 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 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 I Block I 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 it. If the City Council wishes to require additional landscaping along the southern property line, some revisions to the site plan and/or plat may be necessary. Ms. Geisler stated the R-2 Medium Density Residential District has some specific architectural requirements, which are reviewed in the staff review letter. The applicant has stated that each building will be a different earth-tone color, and all will meet the 35% brick requirement. Color and brick percentage will be verified at building permit review. Ms. Geisler indicated the applicant has submitted several revised color building elevations, which are included in a separate packet from the agenda. The submitted elevations meet the R-2 District requirements. The Council most recently reviewed this case on November 14,2006 and directed the applicant to prepare additional revisions to the building elevations, which are marked "3rd Submittal" in the Council packet. The revised elevations show the brick and shakes wrapped around the sides of the building as requested by staff; however, staff continues to have some concerns about the dominance of the garage doors. The applicant has stated that many different building layouts/plans have been reviewed, and that this plan is needed to provide one-level living and meet the desired price point. Ms. Geisler stated City Council! January 9, 2007 Page 12 of 24