6.10. - 6.13. SR 03-19-2001 - Laserfiche WebLink

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Memo to Mayor & City Council/P 01-06 March 19, 2001 Page 3 Lot Sizes The lot area for each townhome lot will be 3,116 square feet (38 feet x 82 feet). The commercial lots range in area from one to 2.6 acres. Each Commercial lot has in excess of 100 feet of frontage on a public street. Roads Access to the proposed Mississippi Ridge development will be from 171st Avenue. In order to construct the last leg of the intersection, substantial wetland fill will need to occur (please refer to Steve Rohlf's memo). Once the fourth leg of the intersection is constructed, Yale Street will be constructed. This will provide an opportunity for the commercial sites to have entrances from a "frontage road" as opposed to directly from Highway 10. As outlined in the City Engineer's memo, the City would desire a connection of this street to Zane Avenue on the north and to 170th Avenue on the south, thereby creating an opportunity to close additional access points onto Highway 10. The applicant has provided a sketch plan of the connection to 170th Avenue that is acceptable to staff. Park Dedication The Park and Recreation Commission reviewed this proposal at its February 14, 2001 meeting. They recommended cash dedication on both the commercial and residential portions of the project. In addition, they recommended a trail easement along the south side of 171st Avenue, south along Yale Street to 170th Avenue. They also requested a trail easement westerly toward the river. Land Use Amendment In order to create this mixed-use development, the land use must be changed from its current HB (Highway Business) to MR (Medium Density Residential) for that portion of the project where the twin homes are located. Under the Shoreland and Wild & Scenic River requirements, residential uses adjacent to the bluff line of the Mississippi River provide an appropriate transition from the river to the proposed commercial area adjacent to Highway 10. The commercial portion of the proposal can maintain the current land use designation of Highway Business. Zone Change The request to change the zoning from C3 (Highway Commercial) to PUD (Planned Unit Development) is an appropriate request. The Planned Unit Development District is designed to provide flexibility of land uses and setbacks, as well as limiting the types of uses that would be allowed under the PUD. In addition, design guidelines can be established which would create a cohesive development, blending the residential and commercial uses so that they appear to be part of one project. S:\PLANNING~MICHMC\CCREPRTS\P01-06.DOC