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Memo to the Planning Commission/CU 96-19 February 25, 1997 Page 2 • planned unit development and communicated throughout the public hearing process the project would be for adults 55 years and older, an amendment to the planned unit development agreement is necessary. Analysis The only "site planning" issue that is affected by changing the residency of the project relates to parking. Based on a project for 55 years and older, there was an argument made on the developer's behalf that on-street parking would not be an issue. If there would be a parking problem, some of the streets within the development were designed at a street width of 30 feet to allow for on-street parking. In comparison, the townhouse projects proposed by Kingman Building (Country Crossing Townhomes) and Harold Gramstad both provided off- street parking spaces because those streets were all private and designed at a width of 26 - 28 feet. In both of those projects, the driveways to each garage unit were to be a minimum of 22 feet long and rarely exceeded 30 feet in any case. On the other hand, the Derrick Investment project has a combination of 30 foot wide private roads where on-street parking would be permitted as well as 20 foot wide driveways. Based on the concept of the project being for • 55 years and older, staff did not recommend any off street parking as we felt the Derrick Investment project would have different parking needs than the Kingman and Gramstad project. However, now with the request to make the project available to residents of all ages, the off street parking issue should be taken into consideration. In some instances, off-street parking can be accomplished by the extended driveway lengths for some of the units and possibly providing a couple of stalls at each of the dead end driveway areas. The parking requirement that was required for the Kingman and Gramstad projects was to provide .5 parking stalls off street for each unit in the project. Therefore, staff would recommend that same requirement be applied to the Derrick Investment proposal and the parking can be accomplished either on the 30 foot wide streets, or, within the extended driveway lengths for each unit where the additional parking can be provided. • \\elkriver\sys\shrdoc\planning\pc\cu96-19.doc