04-25-1990 Council Agenda - Laserfiche WebLink

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Little Canada Mayor and L .y Council 8 March 1988 Page Three The old County Road C /new County Road C intersection provides access to the arterial street for approximately 35 lots. This is an estimate based on the assumption that fifty percent of the units fronting on Stark and Ruth Streets would use this route and fifty percent will use Demont on the south when completed. Under this assumption, approximately 350 vehicle trips per day would utilize this intersection. The Schreier Triangle development'would add between 40 and 60 trips per day to this total, depending on the eventual development intensity. Trip generation characteristics are taken from the Institute of Transportation Engineers (ITE) Trip Generation Manual. The other potential impact on the single family neighborhood to the south is visual. Height allowed under the City's R -2 Zoning District, which contains the medium density residential uses, may be up to three stories and 36 feet. As the Ordinance is written, this may apply to any type of allowed development, regardless of unit type. However, in practice, any development greater than a two family structure requires a conditional use permit and height may be controlled under this procedure. The other element of visual impact would be building massing. This could also be controlled by the CUP process as a part of the review of the project. RECOMMENDATION The Schreier Triangle property is an isolated parcel adjoining a minor arterial, new County Road C. The property has significant topographic changes on just .68 acres of land. Surrounding land uses include single family across old County Road C to the south, mid to high density residential across new County Road C to the north, and single family adjoining its east property line, although there is a major change in grade at that point. The Comprehensive Plan recommends that such parcels be developed in a mid - density residential pattern. Under Comprehensive Plan guidelines, this would suggest a unit count of four to six dwelling units on the site as most appropriate. The current zoning on the property is R -2, Medium Density Residential which would provide adequate control for the City to regulate the building's visual impact on surrounding neighborhoods. With regard to traffic, which would be the principal physical impact of the development, a project of four to six units would contribute 40 to 60 additional daily vehicle trips to the intersection. This would be in addition to an estimated 350 trips from the surrounding property, once fully developed. cc: Joe Chlebeck Don Carley John Palacio Tom Sweeney Panc. 7F