3.1 - 3.3 - Laserfiche WebLink

Home Browse Search

Memo to Pat Klaers/CU 97-11 July 10, 1998 Page 3 • Included in the project is one north to south connection, this being the main drive, and 13 cul de sacs. The number of cul de sacs is high because of the market demand and the desire to provide opportunities for more expensive homes. The need to avoid wetlands, reduce grading and preserve trees are also reasons for the high number of cul de sacs. The cul de sacs, while allowing for individual neighborhoods, do not allow for pedestrian interconnection. The developer should study the plat for opportunities to provide some type of connection between cul de sacs. The highest concentration of cul de sacs (7) is in the central portion of the site. The cul de sacs do result in the avoidance of wetlands. However, the number of cul de sacs does not result in the preservation a high percentage of trees; most of the trees are eliminated in this section of the site. Lacking in this project is a secondary north to south connection. Staff has identified an opportunity to eliminate one cul de sac and create a second north to south connection. Street F, which is a cul de sac, could be connected to street S, which is a loop street in the southern portion of the site. Connecting these streets would provide a secondary north to south connection allowing vehicles, pedestrians and bicyclists a alternate north to south • connection. Lot widths In the R1C and MD zoning districts the minimum lot width is 80 feet. Of the 350 single family lots 47 of them have lots less than 80 feet. The PUD designation allows for some flexibility with lot size and lot width. This flexibility in lot width is intended to allow more creative design, unique housing opportunities and the preservation of existing trees. However, even with the reduced lot width most of the trees on the site will be eliminated. According to the EAW, 70 percent of the trees will be removed. The great majority of the trees preserved are located in an undeveloped outlot in the northeast corner of the site. With the reduced lot width, the developer gets the benefit of additional lots, but the city does not get the benefit of additional trees being saved or unique housing opportunities. Lot widths of less than 80 feet can not accommodate a house and an attached three stall garage. It is also difficult to accommodate a deck or an addition to the house without needing a setback variance. From an aesthetic standpoint, the narrow lots create visual impact where garages dominate the streetscape. Landscaping and Site Amenities • \\elkriver\sys\shrdoc\planning\scott\cu9711rv.doc