05-26-2004 Council Agenda - Laserfiche WebLink

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The third option being offered by the applicant is the previous design that does not provide a Condit connection. All three options propose the same number of new single family lots on the Fasciana property — 11 lots, plus the potential for a 12th lot if the pond can be moved. With regard to the layout, planning staff believes all three are workable solutions. The two options creating a connection to Condit would require the participation of the City in land acquisition, based on the developer's statement that additional costs cannot be absorbed by the project and still leave it financially feasible. The City Administrator has provided a memorandum analyzing the City's position relative to potential financial assistance to achieve the objective of connection to Condit Street. The advantage of Option 1 (connection to Condit between 2883 and 2901 Condit) and Option 2 (connection to Condit at Nadeau Road) relates to the ability to achieve the City's Thoroughfare Plan, and eliminate all traffic impacts from the new project onto Burke Lane and Yorkton Ridge Lane. As noted in the previous planning report, the total traffic load from this project would be estimated to be 110 vehicle trip ends per day, and 10 vehicle trip ends during the peak hour of traffic. (A trip end is a vehicle leaving or arriving from a particular point, e.g. 55 round trips.) It is expected that this traffic would split itself between Yorkton Ridge and Burke Lane, especially once Condit Street is brought to an improved state of construction. The 3'd option would distribute the traffic through the two adjoining neighborhoods. Options 1 and 2 would likely collect some of the existing traffic from those neighborhoods and take it to Condit through Hidden Acres. If the City becomes involved in acquiring right -of -way for a Condit connection, planning staff believes that Option 2 is superior. It creates a full intersection at Condit and Nadeau. While a street jog would exist within the Hidden Acres neighborhood, Option 1 creates a jog at Condit between Nadeau and the Hidden Acres connection. As we have stated previously, if the City decides not to assist in right -of -way acquisition, we believe that the original proposal is acceptable and meets all of the City's standard plat requirements. Because the increase in traffic on adjacent streets is negligible, planning staff does not believe that opposition to the project for traffic generation reasons is reasonable. Planned Unit Development The applicant is seeking an amendment to his application with a request for a Planned Unit Development that would decrease the side yard setbacks from 10 feet on both sides (20 total feet) to 5 feet on the garage side, 10 feet on the house side (15 total feet). This standard is used in some other communities. The applicant's rationale is that the cost and size of the proposed housing requires consideration of 3 car garages. Even though the lots are wider than the City's minimum standard (most are 90 feet in width), the applicant suggests that if the 10 foot setback is imposed, the garages would need to be place in front of the house. The change in the setback standard would