07-15-2002 Planning Packet - Laserfiche WebLink

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.e) g) h) i) The City Engineer is proposing that the 41' width (back of curb to back of curb) of existing Kelley Parkway be continued at that width eastward to Willow Drive. Sheet C2.1 shows a 28' road. The City has not previously stated that 28' was acceptable, only that 28' was the minimum required for MSA funding. The probable use b / Public Works vehicles and commercial office traffic suggests that the 41' standard is reasonable. Interior private roads to serve the 102 townhome/townhouse units are shown at 20' width. The City standard for a private road serving 7 or more units is 28' width. The segments of one-way roads should be at least 14' wide if they are approved. Staff views the half-circular main entrance off Kelley as confusing and awkward as a main entrance to the site, and it should be reduced to a simple divided entrance. The one-way roundabout is an interesting feature with some potential to be a unique public space if developed with that concept in mind. ^^^lere parallel parking is proposed the road width should be at least 32'. Increasing the road widths will impact the setbacks between buildings and the road; the RPUD district does not set a standard for separation of buildings from interior private roads, only from streets abutting the site (10.33 Subd. 5G). Staff is concerned that 102 units will be ser\'ed by a single road access point; this reminds us of Casco Point. For safety and emergency purposes, staff recommends a connection between the SE loop and Kelley Parkway. A connection between * he Lofts driveway and the adjacent townhouse driveway should be considered as the hammerhead backup may be inadequate. However, the downside of making these two connections is that they will bring much traffic past many homes on what was intended as a private neighborhood loop road. Perhaps having an entrance at both ends and eliminating the middle entrance would help. This might also place more homes across from the storm pond which could become a visual amenity for more homes... In general, circulation in some areas also needs additional attention by the developer. A logical street name/house numbering system will be critical to making this development visitor-friendly. While the driveway serving the 4 homes at the NE comer would ideally be 150' south ofthe driveway across Willow and to the north, other factors such as limiting wetland impacts how headlights may affect the home across Willow, suggest that the proposed location is probably suitable. Planning Commission should look closely at the locations where sidew alks are and are not provided. The proposal does not include sidewalks for the tw'o northerly loop roads...is it the City’s goal to make this development easily walkable? #02-2789(Rcvised) Dahlstrom Development LLC July 12,2002 Page 10 of 13