6.4 PCSR 04-26-2016 - Laserfiche WebLink

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reviewed. The Parks and Recreation Commission recommended the additional park improvements and trails proposed beneath the power lines and around wetlands not be credited towards park dedication. Phasing The applicant included a preliminary phasing plan which shows the first phase of the project as south of Twin Lakes Elementary and along Cleveland Ave.The first phase includes approximately 40 detached townhome lots, and 18 single-family lots.The developer is planning to begin construction of this first phase in the spring of 2016. Subsequent phases are identified in attached plans and described in the applicant's narrative. March 22,2016, Public Hearing During the public hearing held by the Planning Commission on March 22,2016, a number of residents spoke against connecting Sunset Ridge with Miske Meadows. Residents voiced concern over traffic and safety on the narrow streets in Sunset Ridge. They also noted significant safety concerns with the intersection of Lincoln Street and Twin Lakes Road. Residents also expressed concern with increased traffic on Twin Lakes Road and safety at the intersection with Cleveland Ave. Residents of both River Park and Sunset Ridge are not pleased with the narrow detached townhome lots proposed by the developer. The Planning Commission recommended removing the Lincoln Street connection,platting a full right-of- way width,and replacing it with a 10' trail and a break-away barrier to support emergency vehicle access. The Planning Commission should include this as an additional condition of approval. The Commission also recommended completing a traffic study to evaluate traffic impacts from the proposed development. Staff spoke with the City Engineer and he closely reviewed the traffic study included in the 2004 EAW. He is confident that the assumptions and recommendations included in the traffic study are consistent with what is proposed and does not recommend an updated traffic study. If the Planning Commission has a desire to see an updated study completed,a condition stating that should be included in the conditions for approval. Standards for Approval Planned Unit Development (PUD) A PUD is a land use tool that provides the city with an opportunity to vary design standards and flexibility to accommodate unique sites or programs. However,the tool should not be treated as a catch all way to deviate from design standards in order to fit a specific proposal. The original River Park plat included a mix of townhome and single-family units, 40 townhome units were identified in the area currently under consideration,with most of the single-family lots closer to the 75 foot minimum width. The current plat includes 74 detached townhome units (45' to 55'wide lots) and 168 single-family lots with over half of them being near the 65 foot width.To receive the original density bonus, the developers of River Park provided the school district with the land for Twin Lakes Elementary School,and the city a parcel for a future fire station. The current proposal shows an increase in the number of townhome lots and the number of 65 foot wide single-family lots. However,the total number of units within what was previously known as Rive Park will not see an increase. \\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