10/12/1994 P&Z Packet - Laserfiche WebLink

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City Code requires that local streets have right-of-ways of at least 60 feet, while the proposed right-of-ways are 32 and 28 feet. The proposed paving of the 32 foot wide streets meets City Code, however, the 28 foot wide streets do not. Concern is raised over the design layout of the proposed streets. The seventy two (72) units north of the park, will be reliant upon a single cul-de-sac. The development south of the park is accessed by two roadways off of Stage Coach Trail, the paved portion of the roads are set just 20 feet back from the structures. City Code suggests that where feasible and practical, all roads and parking areas shall meet a 100 foot setback from any ordinary high water mark. In several locations the proposed construction of Stage Coach Trail will be within the 100 foot setback. It may be difficult to avoid locating the road within the 100 foot setback area due to the existing location of Stage Coach Trail. The applicant could angle the road away from Marshan Lake, however, this may result in a loss on townhomes. Off -Street Parking. According to Section 8, Subd. 1.(2)(B), an off-street parking requirement of two and one-half spaces per unit is required in the R-4 Zoning District. As calculated below, a total of 540 spaces is required. Units Parking Ratio Requirement 216 2.5 per dwelling unit 540 The subject proposal illustrates 416 designated parking spaces, including 288 indoor garage spaces, and 128 outdoor spaces. Thus, the proposed off-street parking supply is considered insufficient. However, the City has allowed tandem driveway parking (in front of -indoor garage) to be counted as parking spaces. An example was the Lino Lakes Cottage development. Within Lino Lakes Cottages, driveway stalls were included due to the fact that the development was geared toward the elderly (55 and over only), and that no storage of recreational vehicles was allowed. If driveway parking is counted in the total for the subject development, an additional 288 spaces would bring the parking spaces to 704, which would meet'the City Code. However, the proposed development does not pose any occupancy restrictions, therefore, our office recommends that adequate parking should be provided which does not include tandem parking. According to Section 8, Subd. 4 of the Zoning Ordinance, all off- street parking areas must be designed in conformance with the following performance standards: • Bituminous Surfacing • Perimeter Curbing • Parking Lot Lighting 7