11-10-2016 Planning Commission Packet

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2 Once Development Stage PUD Plans are approved and complete, the remaining tasks are mostly administrative, with staff checking that the Final PUD plans meet all of the approvals, including any required conditions, preparing Development Agreements, and other tasks that will ensure that project is built according to the understanding of the Council at Development Stage. Occasionally, certain aspects of the Final Stage PUD may return to public review, depending on their departure from the approved plan, or at the request of Planning Commission or Council to provide a last public review. In this case, a Final Stage review will need to be completed to accommodate the need for a Preliminary and Final Plat combining the two parcels into a single PUD development parcel. Thus, it is important that the Development Stage plans – at the time of approval – meet the expectations of the City, since this stage will grant actual development rights. The applicant in this case has submitted updated site and civil plans, building plans (elevations and floor plans), landscaping plans, and additional information related to screening and setbacks. Planning staff offers the following comments on the updated plans. A copy of the previous Development Stage review is included in the Commission’s packet for reference. Internal Spacing/Buidling Setbacks. The site and building plans have been revised to provide the additional internal “face to face” spacing of 75 feet to provide adequate driveway length and private street width. This accommodates a much more acceptable layout to minimize crowding and a pavement-dominated internal streetscape. With regard to setbacks, the applicant has provided a 30 foot setback to the south property line (the rear yard of the Iona Lane neighborhood), and a 20 foot setback to the north (commercial property, and the private street serving the Villas neighborhood). In summary, the applicant’s revisions appear to meet the previous City comments in this regard. Grading and Drainage. The revised grading plan shows a relatively flat space behind the northerly units of about 9-10 feet, before the grade drops severely to the existing retaining wall. The City Engineer should verify whether this proposed slope is maintainable as designed, which appears to be steeper than 2:1 in some places. The flat area is important to accommodate rear usable space for patio area. In the alternative, a steeper area directly behind the units could possibly be accommodate by deck construction, but this would have to be detailed as a part of the Development Stage approval. Usable Open Space. The applicant’s plan indicates that the total green area per unit is approximately 1,929 square feet per unit, exclusive of building, paved areas, and the ponding area. This should be verified as a part of final review. Building Materials. The plans show a varied front façade for the proposed units, including batten and shake materials on the upper stories, a combination of shed and gabled roof design, and horizontal LP” lap siding with stone wainscot along the entire front. The plans also illustrate paneled garage doors with windows. The fronts of the buildings are attractive and diverse in material and pattern.