7.5. SR 05-16-2016 - Laserfiche WebLink

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currently includes the smallest detached units in the city at 40 feet, about the maintenance of exterior building coverings on their detached units. They stated that the West Oaks HOA maintains all exterior coverings. Staff is also concerned that an increase of $30 per month is the tipping point at which the products become unaffordable. If that increase is of such a concern that the targeted buyer cannot afford the product, the long-term exterior maintenance of the buildings is even more important to ensure the homes do not fall into a state of disrepair when maintenance is needed 15 to 20 years. The required pooling of financial resources and advanced maintenance planning of the HOA will ensure the buildings are maintained to the original construction standards and aesthetics. The Planning Commission's recommendation aligns with the applicant's request and removes the requirement of the HOA to maintain all exterior coverings of the detached townhome units. Condition Four — Driveway Spacing Due to the number of driveways proposed, the development, specifically the detached townhome areas, will experience a significant reduction in the availability of on -street parking. The recommendation to limit driveway widths to 20 feet (ordinance allows 30 feet) for all detached townhome units and require minimum spacing between driveways, will preserve as much parking as possible. The on -street parking for a typical single-family development in Elk River (R -1c zoning) leaves a minimum of 50 feet of curb space in front of each home (80 foot minimum lot width, and a 30 foot driveway), enough for two vehicles (average of 2.5 stalls per lot). The detached townhome lots proposed are 44 and 50 feet wide, and after accounting for driveway widths at the recommended 20 -foot width, the remaining on street parking is 24 and 30 feet of curb space. These widths accommodate one vehicle, and create a significant parking reduction (average of 1.4 stalls per lot). When the lots and driveways are planned accordingly, the average on -street stall per home can be increased to an average of 1.6 stalls per lot. The applicant requests the driveway spacing guidelines only apply to the 44 -foot wide parcels along Edison, Fillmore, and the inside curves of Ivanhoe Drive. They request the staff -recommended spacing for the 50 -foot parcels be removed from the condition for approval as the spacing and orientation of the homes on those parcels are carefully placed to a preserve patio and deck spacing on the south side of the units without abutting a neighboring patio. The Planning Commission's recommendation aligns with part the applicant's request and requires an updated site plan identifying 20 foot driveway widths for all parcels, and maintaining a minimum of 42 feet between every other driveway for the parcels on the west side of Edison Street. Condition Six — Barrier Style Curbs Staff is recommending that all curbs within the proposed subdivision are constructed with B618 (barrier style) curbing. Previous residential developments within the city have been approved with surmountable curbing, however due to the on -street parking concerns within Miske Meadows from multiple city departments, concern over driveway width expansions (creep), and the density of the development, staff recommends barrier curbing. The curbing style will prevent driveway expansions over time, and preserve the remaining on -street parking, after accounting for driveways. This will require planning by the developer as the curb cuts for driveways will need to be pre -determined and staked out when the curbing is installed. Future modifications will also require a street disruption permit, providing additional oversight for parking and driveway widths. The applicant requests surmountable curbing throughout the development. They cite difficulties with material drop-offs, deliveries of roll -off dumpsters and other equipment, and additional disruptions to the N:\Departments\Community Development\Planning\Case Files\P\P 16-02 Miske Meadows\City Council 5-16-2016\7.5 sr Miske Meadows 5-16- 2016.docx