12-20-2006 Council Agenda - Laserfiche WebLink

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ANALYSIS The applicant is proposing 12 single family units on a 7.7 acre site. A concept plan containing 41 detached townhome units was proposed for the site in October 2006. The applicant has submitted a revised plan, greatly reducing the density per Planning Commission and City Staff direction. The site is comprised of three parcels, two which are within the City of Little Canada. The southern triangular piece is within the City of Maplewood, and has been designated as common open space. The portion of the site located within the City of Little Canada is 5.5 acres. The single family homes will be arranged along a north -south private drive. The site will be complimented by two stormwater ponds and a common open space area. Lot Requirements and Setbacks. The site is zoned R -1, single family residential. The following chart illustrates the lot requirements and setback requirements for the R -1 District, as well as what is proposed for the site. Due to the variation between lots, the minimum for the site is demonstrated: As proposed, variances would be needed to the lot width requirement for Lots 7, 8, and 9, adjacent to the cul -de -sac. The concept plan proposes three narrow, pie- shaped lots at the end of the street. Staff recommends that the applicant pursue an alternate design to increase the width of these lots, as measured at the 30 -foot setback. Staff is particularly concerned with the width of Lot 8, which measures at approximately 44 feet. All other at and setback requirements are satisfied. Density. The proposed density for the site is approximately 2.18 units per acre, excluding the portion of the site located outside the city limits. The Low Density Residential land use classification allows up to 4 units per acre. As such, the proposed density for the R -1 plat may be appropriate. The site is surrounded by R -1 zoning and large single family parcels, and appears to maintain a compatible land use pattern with the surrounding area as proposed. Access. Access to the site is proposed by a 30 -foot public street, extending south from Labore Road with a 50 foot right of way. According to Section 1006.030 of the Subdivision Ordinance, single family residential local streets shall be platted at a minimum of 50 feet. The proposed street meets this requirement. The street is approximately 500 feet long, ending in a cul -de -sac. 2 Required Proposed Lot Area Corner 10,000 square feet 11,000 square feet 10,033 square feet 11,130 square feet Lot Width Corner 75 feet 80 feet —44 feet 99 feet Front Yard Setback 30 feet 30 feet Side Yard Setback 7.5 feet 8 feet Rear Yard Setback 30 feet 30 feet As proposed, variances would be needed to the lot width requirement for Lots 7, 8, and 9, adjacent to the cul -de -sac. The concept plan proposes three narrow, pie- shaped lots at the end of the street. Staff recommends that the applicant pursue an alternate design to increase the width of these lots, as measured at the 30 -foot setback. Staff is particularly concerned with the width of Lot 8, which measures at approximately 44 feet. All other at and setback requirements are satisfied. Density. The proposed density for the site is approximately 2.18 units per acre, excluding the portion of the site located outside the city limits. The Low Density Residential land use classification allows up to 4 units per acre. As such, the proposed density for the R -1 plat may be appropriate. The site is surrounded by R -1 zoning and large single family parcels, and appears to maintain a compatible land use pattern with the surrounding area as proposed. Access. Access to the site is proposed by a 30 -foot public street, extending south from Labore Road with a 50 foot right of way. According to Section 1006.030 of the Subdivision Ordinance, single family residential local streets shall be platted at a minimum of 50 feet. The proposed street meets this requirement. The street is approximately 500 feet long, ending in a cul -de -sac. 2