4.4. PCSR 05-23-2023 - Laserfiche WebLink

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Comprehensive Plan The Comprehensive Plan guides the project area for Mixed-Residential Neighborhood Uses. This designation consists of neighborhoods with multiple housing types, including detached single-family, townhomes, villas (patio homes) etc. The current proposal consists of two different detached single- family lot sizes, and the ghost plats along with the previously reviewed concept proposal includes attached townhome products, increasing the diversity of home styles in the subdivision. With the additional lot styles, the project generally complies with the Comprehensive Plan guidance. Streets and Trails The subdivision includes three connections to the Miske Meadows subdivision along the northern property line. These connections will create a seamless transition between the subdivisions, improving access and mobility for future residents of both projects. The street connections meet Twin Lakes Parkway which connects east-west between Cleveland Ave to the east and Twin Lakes Road to the west. The current application proposes to make the connection to Cleveland Ave, along with left and right turn lanes as required by Sherburne County. Finally, there is a planned roadway stub in the southwest corner that will connect to an existing stub in Trott Brook Farms. As the proposed streets comply with city standards, parking will be permitted on both sides of the street. The applicant has submitted a parking analysis demonstrating sufficient on-street parking, beyond what is provided on the driveways. All proposed city streets include a sidewalk along at least one side of the street, with Ivanhoe Parkway having a sidewalk on both sides of the street, carrying the standard from Miske Meadows to the north. In addition to the sidewalks, there is a network of trails throughout the development. Trails include a connection to an existing trail in the southwest corner, completing a current dead-end trail in the Trott Brook Farms subdivision. Additional mid-block trail connections are recommended to improve pedestrian mobility between blocks. Finally, the main trail feature is the trail that will circle the pond in the center of the project. This trail includes connections to city sidewalks and the planned city park. Parcel Design and Layout The proposed lot widths of 55 feet and 65 feet are both below the city standard of an 80-foot-wide single-family lot, leading to the applicant requesting a PUD to facilitate review and approval. The city has approved a number of projects with 65-foot lots, Miske Meadows and Twin Lakes Estates as nearby examples, but we do not have a subdivision with single-family lots at 55-feet wide. Concerns with smaller lots noted during the concept review include parking and distance between structures. The parking analysis provided by the applicant shows ample on street parking, but staff recommends limiting driveway widths at the property line to 18-feet to maximize on street parking. Proposed setbacks are as follows: Front Yard 25 feet (30 feet is the R-1c standard) Corner lots reduced to 20 feet on non-address street (standard maintains front yard setback along both city streets) Side Yard 7.5 feet (5 and 10 feet are standard) Rear Yard 20 feet (20 feet is the standard)