City Council Agenda and Packet 1987 06 15

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PLANNING COMMISSION SUMMARY MAY 12, 1987 ITEM 5C: THE GROVE AT HARPER LAKE, FINAL SUBDIVISION AND PUD GENERAL INFORMATION: Please see attached summary from the first hearing for the applicant's request; pertinent statutes, ordinances or policies; and the preliminary staff analysis. ISSUES AT PRELIMINARY HEARING: Six basic issues were discussed at the preliminary hearing: 1) Site Design/Data - including landscaping; 2) Access, ROW and street sections; 3) Setbacks; 4) Drainage; 5) Water; and 6) Bikepaths, Entry Feature and Landscaped Islands. The minutes from the April hearing are included elsewhere in the packet. To summarize, the discussion focused on the following: traffic impact on the Hilltop subdivision, (slang W. Alder) from the Grove residents; maintenance of private open spaces; street sections (though the plan shoved 32' sections, the developer had requested feedback on a proposed 28' section) ; bike paths being too close to backyards; the timing of the completion of Washington Street; and a means to insure variety in front yard setbacks. STAFF ANALYSIS OF FINAL SUBMITTAL: At final review, staff examines the issues remaining from the preliminary hearing as well as the specific details such as covenants (if pertinent to city review), fencing and exact sidewalk and bike path alignments. 1. Traffic The increase in traffic on West Alder can not be denied. However, both subdivisions- Hilltop and the Grove-are part of the conceptual plan including W. Alder, Kennedy and Washington streets. 2. Maintenance, gj. Primate Open Space The PUD includes a note that covenants will be adopted to make maintenance of the open space, Washington ROW and the entry island mandatory. The sidewalk along Washington is setback five feet as requested by staff. The entry feature has been approved by staff. Condition 05 (below, under staff recommendation) is to assure that homeowners are made aware of their 1