Agenda - Planning Commission - 02/01/2007

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Case #1: Public Hearing - Request for Preliminary Plat and Preliminary Site Plan for GAD's Prairie; Case of Aaron Stritesky Construction Chairperson Nixt closed the regular portion of the Planning Commission meeting at 7:05 p.m. in order to call the public hearing to order. Public Hearing Chairperson Nixt called the public hearing to order at 7:05 p.m. Presentation Associate Planner DaInes indicated Case Nos. 1 and 2 will be discussed together. She stated Aaron Stritesky submitted a preliminary plat application to develop 7 detached townhome units on the property located to the east of Nowthen Boulevard and north of Iodine Street N.W. The subject property is approximately 1.7 acres in size and is zoned R-2 Medium Density Residential, which allows up to 7 units per acre. The preliminary plat has been revised to indicate a public road through the property, and indicates the platting of 7 lots currently, with 2 additional lots to be platted when the property to the north develops and the temporary cul-de-sac can be converted to a through street. The property will require a rezoning to Planned Unit Development (PUD), as it does not conform to the setbacks established for the R-2 District. Ms. Dalnes advised the plat proposes access off of County Road 5 (Nowthen Boulevard). Helium Street is indicated as a public street, with a service road right-of-way of 45 feet instead of the typical 60 feet. The pavement width is proposed to be the standard 24 feet. Associate Planner Dalnes indicated engineering comments regarding grading and drainage and streets have been provided tonight in memo form. The proposed plat does not indicate a sidewalk on Helium Street, and this is generally acceptable to staff due to the requirement to construct a bituminous trail along NOwthen Blvd. N.W. Building elevations have been submitted and are generally acceptable to staff. It appears that the units will meet the R-2: Medium Density Residential architectural standards of natural stone and architectural elements. Ms. DaInes indicated Landscape and Tree Preservation Plans have been submitted. Staff is requesting that an effort be made to satisfy the density transitioning requirements through the preservation of additional trees. The applicant is seeking to produce detached townhomes, and because City Code does not specifically address this housing type, the R-2 Medium Density Residential Standards are used. Included in the Commission's packet is a chart indicating the standards for Medium Density Residential, and the proposed deviations for each lot within the development. The most substantial setback deviation is the 20 foot minimum separation distance between buildings in the R-2 District. This seems to be excessive in lieu of the fact that single family homes can be constructed with a 12 foot separation and still meet City Code. The 20 foot separation in the R-2 District was written with the larger, multiple-unit buildings in mind; it did not anticipate the detached townhome style. From a fire safety standpoint, it is preferred to obtain a minimum of 10 feet between buildings. The applicant has been requested to revise the plat to this minimum distance between homes. Ms. DaInes indicated City Code discusses general and specific requirements for allowing zoning amendments to Planned Unit Development (PUD). She reviewed the following criteria for the zoning amendments: 14