03-22-2017 Council Packet - Laserfiche WebLink

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It is worth mentioning that in 2006, the City had reviewed a similar concept along Labore Road in which the Developer was seeking a 41-unit single family development that varied from code requirements with smaller lot sizes. In this proposal, the lot sizes were a minimum 52 feet wide, a minimum of 5,460 square feet with 10 foot front yard & 5 foot side yard setbacks. The general consensus of the Commission and Council at that time was that this was not a favorable concept for the area. Concerns noted were density, maintaining character of the area, drastic difference in lot sizes from code requirements, and preservation of the environmentally sensitive area. Following that concept review, the City had further discussion on future developments and the City’s desired goals. As a result of that process, we arrived at today’s current standards for the R-1 Zoning District which increased lot size requirements to 85 foot wide lots from 75 feet and increased side yard setbacks from 7 ½ feet to 10 feet. This was to ensure that the character of an area was preserved so that future developments did not become too dense and incompatible with the surrounding area. In consideration of the current concept, staff has seen a similar version of this proposal in Lake Elmo. I’ve included with this report a copy of that Preliminary Plat, Lot Details, and a few pictures of the Villa homes being built. Staff agrees the concept may be desirable for empty nesters that are not quite ready to make the transition into senior living. However, it works in this example because of the larger area of the development and the combination of traditional single-family with a mix of Villa type units working together in the layout design. They have blended those uses together with compatible features and designs that flow together in their layout. Furthermore, in the Villa portion this builder has provided common green space areas between each block of homes that carries a common landscaping throughout the development. It should be noted this is not a representation of what staff believes could be accomplished on the Sculley property (i.e. due to size of the parcel, grade of the area, and wetlands). However, it is staff’s opinion that this concept has merit in the right setting where it is blended into the neighborhood. This concept, as presented is not consistent with the Comprehensive Plan direction for this area. Staff believes the degree of the deviation from our current standards is out of character with the area and is not compatible to the neighborhood. Lastly, staff would add that the Developer has submitted one concept drawing for a house design and layout that could be constructed on these smaller lots that is included with this report. It is their intent to have a few more available at the meeting which will help visualize their concept. Comments that staff would have of the first design would be that consideration be given to being consistent with our desire for higher quality the building materials and as a result this design should be upgraded. This could be done by including additional brick and stone, or cement-board siding (rather than vinyl), and similar. If consideration is to be given to the Developer’s request than this standard is consistent with other townhome developments in the PUD District. These building materials have also been upgraded on all sides of the home in the PUD District. CC: The Lincoln Group, Inc.