09-22-1999 Council Agenda - Laserfiche WebLink

Home Browse Search

Land Use As noted above, the project is a mid- density residential project among a mix of other land uses, including commercial, low density residential, and high density residential. The Comprehensive Plan calls for mixed use development with attention to the needs of the existing neighborhoods. The proposed project, at about six units per acre (net) would appear to be a reasonable land use which is generally consistent with the area. The and use departs from the previous discussions of development along Little Canada Road in that commercial uses are not included. Layout/Design The developer has submitted a preferred concept plan, and a section option which attempts to address neighborhood concerns over traffic and access. The first plan provides for a public street which would create a new intersection with Little Canada Road and a full intersection with Jackson and Bryan Streets. This proposal results in some issues relating to building setbacks. Along the east boundary, the project shows a 32 foot setback which would meet the 30 foot requirement. However, the drawing excludes the twelve foot deep porch from the dimension. Enclosed porches have been treated as an integral part of the principal building for setback purposes. Along the north boundary (the common boundary with the proposed park), the building setback is only approximately 25 feet, about 13 feet including the porch. Moreover, garage front setbacks are shown at 25 feet, lower than the typical 30 foot standard for public streets. Option 2 provides for the same general layout, but with a cul -de -sac at the Jackson /Bryan intersection. This would force all of the traffic out through the new intersection. in fact, however, it is unlikely that much of the traffic from this project would use Jackson Street in any case. To do so, most of the traffic would be required to go north, then west to the Jackson /Bryan intersection, then south to Little Canada Road. Moreover, the cul -de -sac causes both design and function concerns. Only eight of the internal street units would likely use Jackson, a probable increase of fewer than 60 vehicle trip ends per day. In its current design, Jackson Street probably handles daily traffic of around 350 trips based on the number of single family homes which use it. The design issues would be a greater problem with setbacks due to the land area needed for the cul -de -sac right of way, and less park land available as a result. Functional problems would include a concern over the internal traffic, public safety vehicle access, and the need for a variance from the maximum cul -de -sac length. The Option 2 cul -de -sac exceeds the 500 foot maximum by more than 200 feet. For both designs, staff would recommend a ninety degree intersection between the new street and Little Canada Road. We would also recommend that the street location be reviewed by the City Engineer for spacing between Jackson and County Road C, and Page 24