05/02/2002 EDAC Minutes - Laserfiche WebLink

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2 Design Review Task Force: Ms. Schwartz and Mr. Hicks updated the committee on the progress made by the task force in revising the city’s subdivision and zoning ordinances. The task force looked at a draft ordinance for growth management and premature subdivisions. The ordinance has criteria a subdivision application must meet, such as having utilities available, and roads must meet a certain level of service. Ms. Schwartz stated the conservation subdivision ordinance is the most controversial issue to date. The group is looking at density bonuses, open space preservation, lot sizes, etc. There are different opinions on how to accomplish the goals. The task force looked at a typical subdivision where lots maximize the area, but destroy the environmental amenities. The alternative would be to make smaller lots and preserve the valuable open space for public use. But the lot sizes go from 10,800 square feet to 8,000 square feet, and only 65 feet in width, which creates garage houses. Small lots would be mixed in with larger lots, so the neighborhoods won’t have homogeneous value. This mixing could impact the value of the upper end homes, according to Ms. Schwartz. The standard of 10,800 square feet may be too small in a suburban application, and the task force is looking at creating a larger standard, with the density bonus being down to 10,800 square feet. The sentiment on the task force was that people come to the suburbs to have larger lots. Mr. Hicks stated most of the ordinances they looked at were difficult to read, and what was approved was more readable and more positive. The Environmental Board’s handbook has a goal of saving 50% of all land, in reality the city can save about 10%. Ms. Divine noted that finding some ways to allow opportunities for smaller lots can be an incentive for providing affordable housing. Mr. Chase stated that larger lots will be more expensive and could help to slow growth. Ms. Divine stated 10,800 square feet is now the R-1 zoning, R1-X is 12,825 square feet. Ms. Schwartz said a mixed value neighborhood is a major concern, because it can reduce marketability. Ms. Divine said mixing of values is considered one way to develop, and has proven successful around the country. Ms. Schwartz cited an example of a metro subdivision where it was unsuccessful and devalued the upper end homes. Hodgson Road/Lake Drive property: Ms. Divine explained that the city owned a 3.5- acre parcel that is zoned for General Business and has a lake view. It has certain limitations, including shoreland setbacks and utility easements through the property. She asked EDAC to consider whether there are types of uses allowed in GB that would not be appropriate for this site, or whether some uses, such as multi-family, assisted living, etc., should be considered. Since the city owns it, additional controls on how it gets developed are possible. EDAC could consider making recommendations about the best use of this property. Ms. Schwartz thought it was a good office site or upper bracket apartment. Mr. Vacha suggested marketing the property first, and see what comes in. Ms. Hansmann stated the poor access would reduce its desirability for a gas station, especially if one goes on Birch Street/Hodgson Road. It has no neighborhood there.