RIVER FALLS – At the May 4 River Falls Plan Commission, developer Gordon Awsumb presented a preliminary plat and general development plan for the proposed Riverside Cottages development at 641 S. Main St. and 121 Cascade Court.

Before Awsumb’s presentation, Cascade Court resident Jim Sullivan spoke about his concerns.

“In talking with the neighbors, we are not against the development of the two lots,” Sullivan said. “We’re not against housing going into those areas. The key issue that we have Is the effect it would have on Cascade and State Street and the increase in traffic and what that will do.”

Sullivan said the entrance to State Street is more of a driveway with an inclined concrete apron. Full size snowplows can’t fit through it, so pickup trucks are used in winter. He also mentioned increased daily trips, the development being used as a shortcut to and from Park Street, and vacating part of Cascade Court as concerns. He questioned where snow would be piled and said he would like the development to be scaled down from eight homes to five, with no student housing guaranteed.

Preliminary plat

Awsumb is proposing to develop eight, small lot, single-family homes. After submitting multiple conceptual layouts to city staff and meeting with the Plan Commission, he chose this layout. He had considered setting the development closer to the river with higher density units (30plus).

The development site is roughly 1.6 acres and includes 641 S. Main St. (0.8-acre), 121 Cascade Court (0.6-acre) and part of Cascade Court that Awsumb is requesting be vacated (0.2-acre). His plans to build eight split-level single-family homes served by a private/shared access drive. Each unit will be 1,540 square feet, which includes a two-car garage.

The proposed density for the site is five dwelling units per acre. Awsumb plans to rent the units for approximately six to 10 years, but they could be sold to individuals at a later date.

The site is currently zoned R-1 single family residential. A Planned Unit Development is needed because it provides these flexibilities in a single-family district: 1. The minimum lot width in an R1 is 75 feet; the smallest proposed lot width is 40 feet per the preliminary plat.

2. The minimum lot area required is 7,500 square feet in the R1 district. The proposed lots range from 3,200 to 4,700 square feet.

3. The minimum front (20 feet) and rear (25 feet) setbacks will not be met. Front setbacks will range from 7-12 feet and the rear setback for the homes on the south side will be about 7.5 feet.

4. The subdivision ordinance requires public streets to serve lots. A private street is proposed to serve the eight lots, the right-of-way of which measures 30 feet in width which does not meet the minimum standard of 50 feet for local streets.

“The GDP is the first step in the PUD process that provides the conceptual layout of the project. A specific implementation plan (SIP) will be prepared if the GDP is approved that will provide detailed civil, architectural, and stormwater plans,” stated a city memo.

City Planner Brandy Howe outlined the following criteria:

•The project creates small lot, single-family housing, which is reminiscent of earlier platted parts of town that are in low supply in the market.

•The developer will dedicate 4,502 square feet of land in an approximately 15-foot swath on the site’s east side, which can be used for future improvements to Main Street and bridge reconstruction over the South Fork. In exchange, the developer would like 4,580 square feet of land that is presently Cascade Court vacated.

•Staff would like an easement for a future trail that can connect to the Glen Park trail network proposed in the Kinni Corridor Plan.

•The proposed use and the density, intensity, and general layout is compatible with the neighboring single-family homes to the west

•River Falls Municipal Utilities will be consulted in utility design. The plan is to have a public water/sewer system that connects to the city’s system.

•The project would use the existing curb cut/access to Main Street as a right-in/right out configuration. The development is anticipated to generate about 60-70 trips per day. Staff estimates that 80 percent of trips will be northbound, requiring the use of Cascade Court and State Street. This will create more traffic on those streets than what is there today; however, both are built to handle this volume. The remaining 20 percent of trips are expected to be southbound onto Main Street and are insignificant to current volumes on Main Street.

•Awsumb estimates the project will be valued at $2.2 million.

•This site is adjacent to the South Fork of the Kinnickinnic River and must adhere to shoreland setback of 100 feet from the ordinary highwater mark.

•The development is consistent with the 2005 Comprehensive Plan.

Awsumb said he’s been working on this site for 1.5 years.

“It’s a real struggle to make the economics work for that small of a density,” he said. “There’s not much chance of moving forward with less (than eight) units.”

Awsumb remains dedicated to creating net zero energy homes, which are energy efficient homes that produce as much renewable energy as they consume.

The homes would have LP Smart Siding, each home a different color and trim scheme, with limestone trim.

The plan is to “screen people very well” and rent to people who “have the ability to pay the rent and won’t abuse the product,” Awsumb said.

Plan Commission Member Craig Hofland asked about expected rent. Awsumb said he would hope to get $1,950 per month for a threebedroom home on the development’s south side, and a bit more for the walk-out basement homes on the north. He said he realizes that sounds a bit high for River Falls, but said utility bills (due to being net zero homes) would be low.

As for shortcut and speeding concerns, he said he’d be willing to put in speed bumps or make the development gated for no thru access.

The project is still under staff review. The Plan Commission will review the preliminary plat at its June 1 meeting and take action.