11-20-2006 Council Agenda - Laserfiche WebLink

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including tree plantings and other measures that will promote an aesthetically pleasing environment. It is staff's position that, as the proposed development would remove a vast majority of the trees on site, the resulting environment will not be consistent with this provision of the Comprehensive Plan. SUMMARY AND RECOMMENDATION Regarding the request for Concept Stage Planned Unit Development approval for a 41 unit developed located at 2966 Labore Road, staff would recommend tabling any action on the project subject to a more accurate portrayal of the available land area, project density, and potential amenities included with the development. There are essentially two levels of issues presented by this project. First is whether the City is interested in considering a "detached townhouse" project in this location, acknowledging that surrounding land uses in all directions are low density single family detached neighborhoods. The Planning Commission could provide direction on this threshold question to allow the applicant to consider whether further design issues should be addressed. If such a project is to be considered, the second level of issues relates to the specifics of the development itself, including allowable density, building setbacks, access to adjoining properties, tree preservation and replacement, relationship of the property to the adjoining jurisdiction, and many other individual design concerns. The proposed project would create a very dense, detached townhome development in an area designated for low density residential land use. A number of setback and lot requirement variances would be necessary to accommodate the proposed project, which may be addressed through PUD. However, the requested flexibility does not appear to be consistent with the intent of the Comprehensive Plan, which designates this site for low density residential land uses, and encourages the preservation of natural resources. The proposed development would create very dense, cramped conditions with minimal separation between units. Furthermore, as submitted, the site area calculations appear to be significantly overestimated, and a portion of the site lies within a separate municipality. As proposed, the application would require the City to evaluate a project which crosses municipal boundaries. In order for staff to perform a more accurate review of the site, the applicant should be required to submit revised site area calculations, along with a site plan that is prepared at a recognizable scale. As such, staff does not recommend approval of the Concept Stage PUD at this time. pc: Joel Hanson Kathy Glanzer Steve Westerhaus Lee Elfering Lauren Company, 200 Chestnut Street #204, Stillwater, MN 55082 5