08-25-2004 Council Agenda - Laserfiche WebLink

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It is also noted that due to the configuration of the property, it would not be possible to construct a public street on the property and subdivide into standard single family lots. To develop the property, a private street would be necessary. One option to the R -2 design would be a single family PUD served by a private street. A typical single family subdivision in Little Canada would have an average density of 2.0 to 2.5 units per acre, resulting in a unit count on this parcel of 5 to 6 units. An alternative design that decreases the detached unit count to this range would be consistent with the current zoning. A second option would be to provide for 5 or 6 units, but allow them to be attached. This design would be able to conserve open space on the site. 2. Site Planning. If the City believes that the 11 unit density is appropriate, the site plan would be the next issue to address. The proposed plan relies on a private street that would run north from Old County Road C, with each unit having a driveway off of the central spine. The plan provides for nine units along the east side of the street, with two additional units on the west side where the property is slightly wider. A small pond is shown along County Road C to the north. The unit plans are two - bedroom rambler units with basement space. Each unit has a small two -car garage. The units are approximately 1,450 square feet on the main level. A deck is shown on the unit plans, and the basements may accommodate walk -out access, depending on grading. The plan is simple, given the configuration and size of the property. The only apparent way to alter the design in any significant way would be to reduce the number of units, or attach units into larger buildings, creating more open space. Summary and Recommendation At concept level, the City does not typically offer a specific approval or denial. Instead, the opportunity for comment and feedback to the developer is intended to help the applicant decide whether to proceed with a project, or alter it and return with more detailed plans. Planning staff believes that attached housing on this site could be appropriate, however, a density of about 6 units would be consistent with the single family neighborhoods in the area. A PUD design that preserves a significant amount of open space could be attractive on this site, and provide for the ability to utilize a private street for site acess. pc: Kathy Glanzer Steve Westerhaus Lee Elfering Greg Schroeder James Construction, PO Box 576, North Branch, MN 55056