Planning Commission Minutes 2017 01 12

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Planning Commission Meeting Minutes January 12, 2017 Page 14 of 29 Drainage Options • On -Site o Applicant does not use City property, the proposal will put stormwater detention on -site. Shown in yellow on map. • Off -Site o Drainage parcel could be acquired or license granted o Applicant proposes landscaping and trail improvements o Applicant cites improvements as justification for waiver requests o Parks and Open Space Staff, OSAB, and PPLAB recommend conditional approval Parks and Open Space Conditions • Provide appraisal to show benefit meets or exceeds market value • HOA to maintain property in perpetuity • Construct trail south of Lock to Coal Creek Trail • Explore sidewalk improvements on East Street north of property • Consider building for regional detention Staff Analysis • Waiver justification based on Off -Site detention and public improvements • With On -Site detention, common open space not usable • RM zoning requires minimum of 3,500 SF of lot area per Dwelling Unit • If private road and ROW excluded, only 34 units • Road and ROW total approximately 38,956 SF • Outlot approximately 60,620 SF • Waiver Criteria: " development plan contains areas allocated for usable open space in common park area in excess of public use dedication requirements or that the modification or waiver is warranted by the design and amenities incorporated in the development plan...." o Staff finds that without the proposed off -site improvements, the waiver criteria are not met. ■ Usable open space not available ■ Design and amenities not provided o Staff finds that the intent of the minimum lot area per Dwelling Unit requirement not met if outlot is not acquired by applicant and improved as proposed. If outlot is acquired, adequate lot area and open space is provided to meet the RM zoning intent. Staff Recommendations: Staff recommends approval. Commission Questions of Staff: Rice says if the applicant does not have the ability to license or purchase the property, how can we go forward with the proposal if that is a condition? Zuccaro says Staff feels because this is a preliminary PUD and preliminary plat, part of the preliminary process is to explore options without finality of final application. Staff can get PC's input and then proceed to CC. Presuming CC approves it, the applicant would need to be successful in obtaining the property or proposing a license with the final PUD. Hsu says does this preliminary PUD and plat include combining lots 1A, 1B, 1C, and 2? Zuccaro says there are 4 lots to be combined and replatted into this current subdivision. Hsu asks if the request is to subdivide into the 44 townhomes. Zuccaro says there would be 44 individual lots and outlots for drainage and roads.