12-10-2020 Planning Commission Packet

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MINUTES PLANNING COMMISSION NOVEMBER 12, 2020 5 The Community Development Director replied that the site area is 9.6 acres and advised that once the outlot, right-of-way, wetland and wetland buffer are removed, the available acreage would be 7.08. She stated that 15 units would be just above the threshold for 2.1 acres. She stated that a density below two acres would not meet the density standards of the Comprehensive Plan, noting that the updated Comprehensive Plan will actually have a minimum density of three units per acre. Chair Schwalbach stated that narrow and deep lots would be needed in order to gain the number of lots necessary to meet the density per acre rule of the City. He stated that would be the hardship and noted that would only increase when the low end of the density is changed to three units per acre. Commissioner Johnson acknowledged that wetland and buffer result in unbuildable land and that creates a hardship in meeting density requirements. Chair Schwalbach commented that there have been other proposals for this property and believed that this is the best plan presented thus far. He stated that this appears to be a good candidate for a variance because of the natural features on the property. He stated that he would support approval of the request and variance with the comments that the cul-de-sac length and stormwater be reviewed. Commissioner Johnson stated that some of the lots are 65 feet wide and the developer spoke of 50-foot-wide homes, which would not meet the 10-foot setbacks. She encouraged the developer to perhaps construct a smaller width home on those lots in order to avoid the requirement for additional variances to setbacks as well. Mr. Fair explained that as part of the application, they request a 7.5-foot setback which would provide 15 feet between homes and was shown on the submitted plans. The Community Development Director stated that within the R-1 district the side yard setback is 10 feet. Chair Schwalbach explained that a 7.5-foot setback would require an additional variance request or for the homes to be a bit smaller. Commissioner Thorson commented that this is a good idea for development of this parcel and the concept plan. Commissioner Buesing asked if there is a requirement that the homes must line up with each other. He noted that placing some of the homes further back on the lot could avoid the issue of side yard setback.