Agenda - Planning Commission - 10/06/2005

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Drive 1 and 154th Lane. This area of the plat will be developed with back-to-back units rather than rowhouse style townhomes. As such, the configuration of the private streets serving this area will change. However, all of the private streets comply with City Code standards. She advised the Grading and Drainage Plan and Utility Plan are generally acceptable; the final plans must comply with comments in the City Staff Review Letter. The change in product from row house to back-to-back house is now subject to the City's newly adopted architectural standards. The new standards require that 35% of the area of the front wall of the buildings be brick and two architectural elements be included in the design. Two additional architectural elements may be used when less than 35% of the front wall is brick. The Colonial Manoi- contains '18% brick on the front wall and the design includes a total of five additional architectural elements. Ms. Frolik advised density transitioning will be required along the northern and western property boundaries. This would require a 25-foot wide buffer. A combination of new plantings and existing vegetation appear to satisfy this requirement. The preliminary plat appropriately continues' the sidewalk along the east side of Iodine Street. The preliminary plat and site plan must be modified to include a sidewalk on the north side of 154th Avenue NW. A traffic generation analysis was provided in 2002. The modifications to the site plan are not significant enough to warrant another traffic analysis. She stated on August 8, 2005, the Planning Commission conducted a public hearing regarding the proposed changes to the plans. There were a couple of comments received regarding the desire not to have townhomes in this area, the need for a park in each neighborhood, and a request to adjust the homes on the north property line to save more trees than originally proposed. The Commission explained that the property is zoned for townhomes and this project was approved in 2002; that the changes are basically a change in the product~ The Commission also explained the City's policy with respect to tot lots versus community parks. The Commission did ask the applicants to reconsider some shifting of the towmhomes along the north property line to determine if it is possible to save additional trees. Staff has received a proposed revision to the Landscape/Tree Preservation Plan that shifts units 1-5 south to provide for additional tree preservation. Staff is reviewing that plan and will make a report as part of the final plat and site plan approval. The applicants will also be requested to consider shifting units 45-50 to the south for the same purpose. The Planning Commission recommended preliminary plat and site plan approval with certain contingencies. Councilmember Elvig indicated he likes the proposed product better than the row houses. He realizes the applicant would have no obligation to do this, but he would like to know if the applicant would consider the possibility of remqving units 41 through 44 to create greenspace. He commented these small green spaces in the middle are really an amenity and could make a wonderful project out of this. He suggested the two smaller parks could be traded for this larger park. Assistant Public Works Director Olson explained with the initial preliminary'plat thei'e was a proposal to have these pocket parks included, and it was a recormnendation of the Park Cormnission and staff that parkland credit eligible expense§ not be given. If the Council directs tonight to go forward with the elimination of-some units and the creation of park space, that would deduct from the park eligible expenses. If this motion was made the City would be receiving less cash. P30 City Council / August 23, 2005 Page 14 of 28