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#15-3763a July 7, 2016 Page 3 of 3 Applicants’ proposed shared driveways appear to be only 12’-15’ in width, and the shared driveway serving Lots 2 & 5 is in excess of 400 feet in length, while that serving Lots 3 & 4 would be approximately 700 feet. As proposed, these driveways would not be sufficient to provide suitable access for emergency and service vehicles. Applicant should be asked to provide a basis for the narrow shared driveways. Winding a narrow driveway through the group of trees just north of the existing Kintyre Lane cul-de-sac was an apparent goal, but in staff’s opinion there are no other unique factors about this site that justify the narrow roadway and elimination of cul-de-sacs. Staff would recommend that the road design include cul-de-sacs as shown in the sketches attached as Exhibit E of the PC memo. Existing Grades. The developer is proposing site grading to create individual house building pads as part of the subdivision improvements for Lots 2, 4 and 5. Given that the City’s “number of stories” limitation has been repealed, this may be less critical than before; however, if this grading remains as an element of the proposal, it will be acknowledged in the development approval stage as creating ‘new existing grades’. Summary of Issues for Discussion 1. The proposed lot configuration does not meet minimum code requirements for access because it does not include private roads and cul-de-sacs meeting City standards. 2. The proposed configuration results in the creation of back lots, some of which do not meet minimum back lot code standards with regard to lot area. 3. The proposed configuration creates back lots which require 150% of the RR-1B setback standards. The result is that for some lots the proposed house locations will not meet those setback requirements. Public Comments At the June 20 meeting, Planning Commission received two comments from the public. Cheryl Miller, 195 Kintyre Lane, express support for the proposed plan since it reduces impacts to her neighborhood. Tom Fleming, 300 Stubbs Bay Road, stated his house is screened by trees from the northerly outlot driveway corridor and that his concern is going from a 12-foot driveway to a 24-foot road may negatively impact the tree buffer. Staff Recommendation Because the plat layout creating multiple back lots does not meet City standards for road design, minimum lot area, etc. staff cannot recommend approval as presented. Staff would recommend that the road design include cul-de-sacs as shown in the staff sketches. This would eliminate the status of the lots as back lots, would revert the setbacks to the standard RR-1B requirements, would provide flexibility in house placement for Lots 4 & 5, and would provide for adequate emergency and service vehicle access. COUNCIL ACTION REQUESTED Review the proposed application and provide direction to staff and applicant as to whether the plat can be approved as-is; or be modified per staff recommendation; or be denied. If approval or denial is the outcome, a resolution reflecting the Council’s findings and action will be drafted. If Council indicates that modifications should be made, define those modifications and table the application. Note: Applicant has indicated that if this request is denied he will proceed with the previously-approved 7-lot plat.