Preliminary Plat of Trailside Estates, Smith

Home Browse Search

2. Because a lot split has not yet been completed,it is difficult to determine what portion of the proposed plat falls in the Urban Residential zoning district, and therefore to determine what density is appropriate for the proposed plat. 3. The proposed plat has dedicated three parcels to conservation purposes and one additional parcel for a public park and playground. The proposed conservation parcels, however, do not meet the minimum of 40% of the land area to be subdivided, being 25.6%. 4. The residential lots in Block One and Block Three generally follow the topography of the land,leaving the low area within the plat as a conservation parcel. 5. While the lots on the western portion of the plat are linear in configuration,the layout of the lots in this manner will help to direct stormwater runoff from these properties toward the conservation parcel in the center of the property(Outlot A). 6. Applicable densities for Rural Conservation Subdivisions are not included in the Urban Residential zone, and so it is unclear what the applicable density for this portion of the property would be. Planning Commission Direction: The Planning Commission can decide to recommend the preliminary plat application for approval or recommend denial. The Planning Commission can also choose to table the application to request more information or to allow the applicant to submit a revised proposal. If the recommendation is for approval or denial, findings of fact should be cited. Staff Evaluation: Based on the findings of fact presented in this report,the Staff recommends tabling the application at this time. There are some unresolved issues that will require some work on the applicant's part and some additional discussions and interpretation from the Planning Commission. �.. From the applicant, a lot split application needs to be filed to split the southern portion of the southern parcel (containing the mobile home park) from the remainder of the property. Knowing the exact dimensions of the portion of the proposed plat that falls in the Urban Residential zone will help to evaluate whether the densities and setback standards for the plat are being met for both zones. The proposed plat contains 63 residential lots, but also indicates that the entire plat is located within the Transition Residential zone.If the plat were entirely within the Transition Residential zone,then the allowed density of 2 units per acre would only yield 32 units on this property, not 63. Presumably, the permitted number of units for this property would increase with a portion of the property being located in the Urban Residential zone,but at this time, Rural Conservation Subdivision densities are not provided for in the Ordinance. Using the Residential PUD density standard would more than triple the number of units allowed in that portion of the plat. The applicant has proposed conservation parcels that total 25.6% of the total land in the plat, while the minimum requirement is 40%. Given the proximity to the Urban Residential and Downtown Mixed Use district, the minimum requirement of 40% may be too high. This minimum standard may be more appropriate in more rural areas of the City, such as in areas that are entirely bordered by Rural Residential, Agricultural, or Forest Management districts. This is an issue that the Planning Commission should discuss. City of Pequot Lakes Staff Report �� January 19,2006 1'4