Agenda - Planning Commission - 04/03/2003

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have 25-foot long driveways, the units will need to be pushed closer to the exterior boundary lines in order to meet the standard. Narrower road right-of-way than required. Cun-ent regulations require that urban streets have at least 60 feet of dedicated public right-of-way. The proposed development shows 50 feet public right-of-ways. Narrower constructed street widths. Current regulations require that urban public streets are 32 feet wide as measured from back of curb to back of curb. The submitted preliminary plat shows public streets as being 26 feet wide as measured from back of curb to back of curb. As the City Council knows, there has been a lot of discussion regarding the proposed street widths. The Planning Commission, at their February 6, 2003 meeting, recommended that the public streets be 28 feet wide, the one-way streets be 20 feet wide, and the private streets be 24 feet wide with no parking. The Planning Commission recognized, however, that the Staff may be able to negotiate a mutually agreeable street width solution. At the February 18, 2003 Public Works Meeting, it was agreed that the street widths shall be as follows: a) All public streets shall be 28 feet wide as measured from back of curb to back of curb and shall have parking restricted to one side of the street. b) The one-way streets around the center green shall be 20 feet wide from back of curb to back of curb with no on-street parking allowed. c) The one-way streets on the main north-south road spine entering from Sunwood Dr. shall be 16 feet wide from back of curb to back of curb with no on-street parking allowed. d) The one-way private streets in the cottage area shall be 18 feet from back of curb to back of curb ~vith parking only allowed in the designated pull-off parking nodes. e) The two-way private streets in the cottage area shall be 24 feet wide from back of curb to back of curb with no on-street parking allowed. Private streets through the association-maintained cottages. The developer is showing a private street with the two-way portion being 24 feet wide and the one-way portions being 16 feet wide. As mentioned above the 16 feet wide one-way portions shall be changed to 18 feet wide streets. The use exclusively of a private street through the cottage area, however, is a deviation fi'om City Ordinances that require a public road "spine" through a development. The PUD ordinance requires that the development have either 20% public open space and/or 50% private and open space. The Park Commission, at their January 8, 2003 meeting did not recommend the provision of public open space within the development and would be inclined to collect park dedication fees from the development. This was mostly due to the existence of a planned park at the corner of the Sunwood Dr. and Sunfish Lake Blvd. about ¼ of a mile to the west. Based on that input, Staff is requesting that the development have at least 50% private open and green space. The development shows 64 % open and green space. City Ordinances also require that at least 10% of the open space be in an identifiable area. The proposed plat meets this requirement. Also, as part of the PUD process, the applicant is required to submit a preliminary site plan and architectural elevations. Typically, multi-family developments require site plan review. However, since the plat is comprised of single-family units and detached townhomes a site plan is not required. Therefore, Staff will be using the PUD process to conduct a site plan review. In general, the site plan is dependent on what is allowed as part of the PUD City Council/February 25, 2003 Page 11 of 24 P31