2017-10-11 CC Packet - Laserfiche WebLink

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;tantec:Dunl Memo ....................... ............ 'To: Dallas Larson from, Mark Statz,PE Phil Carlson.AICP 18BO Main Street St. Paul MN Office Centerville, MN 55038 I("ale: Peltier Estates Date:: September 28,2017 .................... Reference, Ilhlltlr IISWes City of Centerville Planning and Engineering Staff have reviewed -the draft plains and other information submitted as part of an application for rezoning,subdivision and as Planned Unit Development JIPUD) foir a 19+acre site along 201h Avenue. The plains are dated Selptembeir '1.2.201'7 and are entitled Peltier Fstates. We offer the following pirellminary comments. 1. Planning &Zoning a. 'The land is currently zoined R-1 Rural Residential,which assumes nay n-sewered development.The piraect as proposed could inot be built underthis zonfing.'The original request frornthe applicant was for as rezoning -lo R-2A. While this would The acceptable as consistent withthe Comp Plan,it could olpen-the door'to higher density,Including apartments up-to 12 unitsfacre,which-the City imay inot want..A more appropriate approach-for this proJect would The to rezone to 12...2,-then review it as a Planned Unit Development (PI IID)Po which would -then allow the Crty and developer-to negotlate'the density,unit.type and other features and condiflons. Ib. Three requests are being considered-a rezoning, a PUID,and a preliminary plot. Although applied for-together,the requests should be acted on separately.We recommend as rezoning to IR 2,then considera-fion of-the IPUD, and the subdivision creating the lots,easements and streets after that.An amendirneint'to the Comprehensive Plain is not ineeded. c. 'Thu IPeltler Fstotes project is now proposed as 24 detached towinhouses-essentially small lot single family homes. On the roughty 18-acre site Ns yields a density of about 13 unit/care,very IIow density for s.Overeat development.Given the numerous we-Hands,maAmIzing development is difficult oin this site. Using-the land efficiently in lhis manner is as positive step. d. 'The approach of building homes mein smaller lots makes sense in this situ otloin.TIne,,, homes are about 40' as 56' on lots that are lypicalVy 50' x 80% or 4,000 sq ft. e. 1The layout proposes as 30-foot wide, private street and puts the homes as minimuim of 84' apart across the street,more in most Iplcaces. if a public street and 50-foot right-of way were inserted,-the homes would have a minlimurn froint setback of about 17' to the right-of-way lune,but more Wically 20" -to 25"in most plea ces.'This compares with required front setbacks of 35' [in the IR-2 district and 25' inthe R 2A district. 'These smaller setbacks can be allowed as(part of the P U ID. Private stireets are not uncommon in a PUD,and-the City can deciia e'If they want-to allow it or,not., rxnVin Wifti Ianm,irift:14%Frim fflAwIdIvs 11."M HIM r-AmIN27 11 741ocz 37