01-27-2014 Council Packet - Laserfiche WebLink

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r � #13-3637 January 24,2014 Page 6 Review of Neighbor Concerns Mr. Kelley in his letter of January 10 (Exhibit B) suggests 3 specific actions he feels would make for a better development. In addition to the applicant's response in Exhibit A(2), staff would make the following observations: l. "Increase setback from Willow Drive". As noted in prior memos, the standard for RPUD is a 50-foot side street setback from Willow Drive. Applicant proposes 25 feet. Kelley suggests 40 feet. Increasing the setback to something greater than 25' will reduce the flexibility in house design while potentially allowing for better screening, especially if a trail is someday developed on the east side of Willow Drive. 2. "Move access road 15 feet north". The proposed cul-de-sac platted bubble abuts the northwest corner of Kelley's property and includes a corridor segment that would allow for potential future road connection to the Kelley property. This was done at staff's request. Kelley's suggestion of moving the road 15' north is accompanied by a drawing that shows the road entrance approximately 27 feet north of the applicant's proposed location, and cul-de-sac not touching Kelley's parcel but also being approximately 30 feet north of applicant's proposed location. Moving the road and cul-de-sac northward has a significant impact on reducing the buildable area and flexibility of Lots 1 thru 4 in Block 1. It also drastically reduces the possibility of making this proposed public cul-de-sac road into a through road if the Kelley property develops in the future. 3. "Create an outlot of wetland". Staff from the beginning has favored creation of an outlot for the wetland, to potentially include the proposed tree preservation area. This would be similar to the development scheme of Glendale Cove to the immediate north. This would require establishment of a homeowners association to own and manage these areas, which the developer does not favor. Development Analysis This is Council's second review of this application. Based on the additional information provided, and the information contained in the prior materials, Council may wish to focus on reaching a conclusion regarding the following topics: 1) Confirm that development of this site should be as a Residential Planned Unit Development(RPUD). 2) Noting that lot sizes and proposed flexibility requests for certain lots regarding width, contiguous buildable area and setbacks have not changed, does Council have any further concerns regarding the proposed flexibility? Briefly, the items of flexibility include: a. Allowing the side street setback for the two lots abutting Willow Drive to be 25 feet (as it would be if Willow Drive was classified as a local street) rather than the 50' setback required because Willow Drive is a collector road. b. Allowing the substandard lot widths for Lots 3-4-5 which abut the cul-de-sac. c. Allowing Lots 1-3-4 to contain a contiguous dry buildable area slightly less than the required 15,000 s.£ (0.34 ac.) on the basis that the overall density is acceptable and that there is sufficient area within the sites to allow homes to be developed.