09/08/2003 Council Packet - Laserfiche WebLink

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Bruggeman page 8 from three to eight or even twelve units. The area for each block was provided. The average for all 27 blocks is just over 24,000 sf per block. This seems a reasonable means of fulfilling the requirement. Setbacks: The plan meets the standard 40' setbacks from Hodgson Rd. (minor arterial), Birch St. (major collector), and Ware Rd. (minor collector). The plan proposes 25' setbacks from internal, local streets, rather than the standard 30'. The applicant promotes the following reasons in support of the reduced setbacks: The central, private recreational open space is a response to recommendations by the P & Z and the City Council. Smaller building setbacks allow for a larger central open area Smaller setbacks allow for greater separation from adjacent properties on the southern border of the site Smaller setbacks allow for shorter driveways. With multiple driveways along the street (some of which are shared and are 40' wide), the decrease in length has a marked, positive visual effect. This also creates less impervious driveway pavement. In considering these reasons, full 30' setbacks would compress the central open space area and the open area on the southern border of the site. In both areas, the proposed ponds would need to be reconfigured slightly. On several buildings, patios built on the building ends would lie within the 25' setback. Decks or balconies can be 20' from the right of way, and slab patios are not subject even to that since they are not raised. As to the small privacy fence typically constructed between such patios, fence height limitations in the zoning ordinance are aimed at single family lots and don't translate well to townhome arrangements whose units do not front on streets. There is no inherent danger with the proposed fence and patio arrangement, though increasing the distance between patio and street would be desirable. Staff recognizes the direct trade off between setbacks and the open areas. The site does not include significant natural resource features to be saved by the additional open space, e.g., oak stands or wetlands. However, the open space areas were incorporated at the City's recommendation, and follow the purposes of a PUD in the creation of at least 50% open space. This justifies the reduced setbacks. Building Design: Residential: The design of the townhomes typically is reviewed as part of the site and building plan, which is an administrative review. Because the structures themselves may be of interest as part of the PUD design, the information is presented here. The front facades include vinyl siding and stone veneer with vinyl shakes on gable ends. The sides and rears have no stone, and the sides have only vinyl siding. The zoning ordinance requires 25% of the combined area of all facades of a structure to be brick,