Agenda - Council - 04/13/2004 - Laserfiche WebLink

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The Planning Commission reviewed and recommended approval of an amendment to the MU- PUD ordinance at their April 1, 2004 meeting. The City Council will be reviewing the proposed amendment during their April 13, 2004 meeting. The developer provided concept plans of how the commercial and residential pieces can work together. Although these are very preliminary concept plans, staff is comfortable with the amount of residential versus commercial uses. Trail and or sidewalk connections will be required from the residential neighborhood to the commercial development. It is anticipated that the first phase of the commercial development will be reviewed by the City Council in June or July of this year. The preliminary plat is proposing to construct a total of 195 heritage town homes and carriage condominiums. The net density for the proposed development is 9.31 units per acre. The proposed density for the subject project is within the density criteria of 7 to 15 units per acre established in the R-3 District. The preliminary plat and site plan review was based on the R-3 district standards. However, as previously stated the City Council has the opportunity to review deviations from the strict zoning standards since the property is zoned MU-PUD. The following is a list of standards established in City Code and proposed deviations. The proposed deviations are all outlined in the color graphics (bounded booklet supplied by Ryland) enclosed with this case. Building Setback ~¥om Public Street Right of Way [ 25 feet Proposing : : · There are 3 public streets provided and several cases where the units are less than 25 feet from the public street right-of-way (please see the Staff Review Letter dated April 9, 2004 and the colored booklet for a comprehensive list of units proposing to deviate from this standard). Rational for Deviation: The development will be providing the required public street right-of-way width. Staff is not concerned with snow storage since the maximum public street right-of-way is being provided. The 25 foot public street right-of-way restriction was intended to be applicable to the garage portion of the townhouse unit in order to establish a 25 foot driveway. The proposed development is providing a layout that results in the structures accessing or are located adjacent to a public street from the side yard, rear yard, and front yard. Since City Code does not adequately address how to apply the public street right-of-way setback, the proposed development appears to be requesting several deviations. The proposed Heritage Town House units function a little different than a typical town house unit the City has approved in the past. The Heritage units have tuck under garages that are located at the rear of the unit. In most cases the units are accessed by two streets, one street provides the owner vehicle access and the other street provides the visitor access. In all cases the units will also contain a 5-foot sidewalk located in front of the unit to provide a pedestrian pathway to the front door. Therefore shifting the units closer to the public right-of-way makes sense, as this will reinforce the pedestrian friendly access to the unit. Recommendation: Based on the above comments, it seems reasonable to allow the units to deviate front the public street right-of-way standard as long as in the instances where the unit driveways gain access from a public street a 25foot minimum driveway is. maintained (driveway is measured .front the unit to the back of the curb).