6.4 PCSR 04-26-2016 - Laserfiche WebLink

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Housing and Parcel Types The current developable area had been approved for 185 single-family homes and 40 4-unit townhomes. The majority of the single-family lots, 83 percent,were 75 feet or larger in width with homes varying in size between 1,280 and 2,337 square feet.The current site plan includes 168 single-family lots and 74 detached townhome lots,which are similar to the homes recently constructed in Kliever Lake Fields and West Oaks. The single-family lots range between 65 and 75 feet in width,and the detached townhome parcels are between 44 and 55 feet wide.The percentage of larger 75 foot wide lots was reduced to 45 percent of the 168 single-family lots. Previous detached townhome projects in the city have included an overall decrease in density from previously attached to detached units. Kliever Lake Fields 4rd (48 units reduced to 21), Kliever Lake Fields 5th (36 units reduced to 22) and West Oaks (62 units reduced to 44). All three realized a decrease in density,and much of the access for the smaller lots (40 to 50 feet wide) was provided via private streets. The current proposal nearly doubles the number of detached townhome units and all access will be from public streets. Staff is comfortable with some increase in density, for example converting all 40 attached townhome units to 40 detached units and increasing the number of 65 foot wide single-family lots. The housing market has seen a shift, and smaller detached style townhome units have seen an increase in demand. These types of units supply an affordable option for families looking to downsize, or an alternative to traditional single-family homes. However, staff has concerns with the size and configuration of the proposed smaller lots,including the quantity, availability of on street parking, driveway spacing, and snow storage. The proposed conditions are intended to address some of these concerns,and affirm adherence to the proposed plan. Design Standards To mitigate impacts from an increase in density, staff is recommending additional building design standards and facade treatments to provide variations in appearance throughout the development. Variations shall include a combination of building color,roof styles, material types,material styles, etc. The frequency that a given style or color can occur will be included in the PUD agreement if a recommendation of approval is made. To ensure the long-term maintenance of the detached units, staff has included a recommendation that the townhome association proposed for all detached units include maintenance of all exterior building coverings. Staff will continue to work with the developer to create a landscape plan that compliments the different housing types and improves neighborhood aesthetics. A standard planting plan for detached townhome units will be included in the PUD agreement if a recommendation of approval is made. Environmental An updated wetland delineation on some of the existing basins will need to be completed as the previous delineation has expired. The delineation will also help identify what mitigation,if any,is left to be completed. The applicant has applied for review from the Technical Evaluation Panel (TEP), and will continue to work with the Environmental Technician to ensure compliance with all environmental requirements. City ordinances require a 25 foot wetland buffer strip around all delineated wetlands and ordinary highwater marks for stormwater pods. No structures or alterations/maintenance to vegetation are \\dc3-elkr\shared\Departments\Community Development\Planning\Case Files\P\P 16-02 Miske Meadows\P 16-02 SR PC 426-2016 Paxmar- Miske Meadows.docx