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Preliminary Planned Residential Development <br />Planning Commission Report; 2-19-19 <br /> <br /> <br />Page 9 <br />Building <br />Locations: <br /> Because this is a PRD, setbacks can be determined by the City based on what is best <br />for this land and for adjacent properties. Typical setbacks in the R-3B district are 30 <br />feet from streets, and 10 feet from side lot lines. <br /> The proposed structure will be 34 feet from the easternmost property line, 46 feet from <br />the east/west property line on the southern portion of the adjacent townhome <br />development (Lindsey Ct), and 66 feet from the north/south property line on the <br />western side of the adjacent townhome development. Existing structures (the former <br />home, garage, and the Benedictine wing proposed to be removed) are all closer to the <br />shared lot lines than the proposed building. <br /> The new large independent living building is slanted slightly to the west to swing the <br />new building away from the adjacent townhomes in as much as possible. <br /> One of the biggest concerns with lot layout is emergency vehicle access. The turning <br />radius exhibit (attached to this report) shows that city vehicles will be able to access <br />this site as needed provided minor changes being requested by public safety are <br />incorporated into the final plans. <br /> The driveways and parking areas are nearly all 15’ or more from the proposed building <br />with the exception of the main entry drive off of I-694 service drive which at its closest <br />point comes within 5’ of the building. Public safety has reviewed this deviation within <br />the PRD, and did not identify any health or safety problems with the proposed layout. <br /> <br />Building <br />Height: <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> PRDs are not subject to specific height maximums, so Council must examine what is <br />proposed and determine if it is appropriate for the site given the goals and objectives <br />of the Mixed Use Regional land use designation, and the context of the site with <br />adjacent land uses. Note that the City has yet to write specific zoning for this area, so <br />there hasn’t been formal debate (to staff’s knowledge) regarding heights that will <br />ultimately be deemed appropriate in mixed use regional portions of the city. <br /> As the residential density range for “mixed use regional” is 12 to 50 units per acre, <br />staff would anticipate the final zoning district will ultimately allow upwards of four to <br />five stories in order to accommodate the upper threshold of allowed density range. In <br />general1: <br />o Tightly packed single family homes (1-2 stories) on small lots can get you to up <br />to 7 units/acre. <br /> Local example: the average single family blocks near the New Brighton <br />Elementary site average approximately 4 units/acre. <br />o Attached townhomes (1-2 stories) can get you up to 15 units/acre. <br /> Local example: the adjacent Innsbruck Park Estates (side by side <br />townhomes) comes in at around 6 units/acre. <br /> <br />1 Explaining Residential Density; Places Journal; Volume 16, Issue 2, 33-43, 2004