7.5 SR 02-18-2025 - Laserfiche WebLink

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the developer requests approval of a narrower public street at 29-feet. The request suggests that narrower roads are naturally traffic calming and will create a safer neighborhood. City engineering staff desire all public streets to comply with city standards. City Utilities All parcels will be served by city sewer and water. This will require the extension of existing trunk services, which are the responsibility of the developer. Additional details regarding city services will be included in a future preliminary plat application. Housing Types The proposal includes four different lot sizes, ranging in size from 50-foot-wide lots with a 35-foot-wide building pad, up to 100-foot lots overlooking the Mississippi River. The majority of the parcels are between 65 and 75-feet wide and are consistent with much of the development that has been approved in recent years. The largest lots are located along the river and have a minimum lot size of 20,000 square feet. These standards are a requirement of the Wild and Scenic River District for any parcel that abuts the river. Parcels within the district, but not along the river, are required to be at least 75-feet wide with a minimum size of 10,000 square feet. Proposed setbacks for these lots are 30-feet for the front yard and require a minimum of 15-feet between buildings – generally consistent with the typical R-1c zoning district. The majority of the lots, 284 in total, are 65-feet-wide. As noted earlier, this has been the most common parcel size constructed in the city for a number of years. The proposed setbacks of 25-feet for the front yard and 15 feet between buildings is also typical of these product types. The smallest lot sizes are clustered closest to Highway 10 and are 50-feet-wide with a front yard setback of 25-feet and maintaining 15-feet between buildings. The lot size does create some concern for on-street parking and placement of utilities. Parking has typically been a concern for smaller lots, and the developer is proposing restricting driveway width to 16-feet to maximize curb space for parking. This leaves approximately 34-feet between driveways in the best-case scenario, which is typically not enough for two vehicles. Curves in the roadway, fire hydrants, and mailboxes will further restrict the available on street parking. The applicant has included a parking study evaluating the impacts of the smaller lots on available street parking. City staff have concerns with the narrow lots and the impacts this will have on the project. The Planning Commission should discuss the proposal and the impacts of the smallest lot sizes to the community. One alternative may be to strategically mix the smaller lots throughout the area, so the density is not concentrated, and street parking concerns are minimized. Environmental The site is located within the Wild and Scenic River District, which includes additional performance standards and open space requirements. Generally, the standards require larger lots closer to the river, and a net open space requirement for all areas within the district. The developer has been working closely with the DNR to ensure the proposal satisfies the standards. The attachments include additional information regarding compliance with the Wild and Scenic standards. According to the exhibits, and conversations with the DNR, the project complies with the ordinance, and the PUD will include additional performance standards to ensure long-term compliance. Additionally, due to the development’s size and location, an Environmental Assessment Worksheet (EAW) is required. An EAW is a state mandated analysis of the impacts a proposed development project may generate. It includes a wide variety of topics, including traffic, historical elements, natural features, to name a few. The applicant has submitted the EAW for initial review, and the city will follow the state mandated review process. Ultimate approval of the EAW requires a review from the City Council. Page 113 of 227