march 09 planning commission

SUBDIVISION CODE UPDATE

PURPOSE

•A) Present code changes for street widths and discuss review process

•B) Obtain Planning Commission input on policy issues, especially provision of on-street parking.

EXISTING PROCESS

•1. Design streets to meet standards

•2. Apply for a “waiver” or use PRD, both reviewed by PC.

EXISTING STREET SECTION

PROBLEMS

• Currently, with narrower lots, less parking is being provided than one would expect; even with wide street sections

• Significant staff, applicant and PC process time.

• Waiver process for non-PRD applications - there is no other way to vary from street standard

NEW “RULES”

•New rules need to:• Introduce design flexibility for

the applicant

• Simpler review process for alternative street designs.

•1st tier - Standard Designs

•2nd tier – Administrative Variance (NEW PROCESS)

•3rd tier – Waiver (PC)

NEW “RULES” – CONT.

1ST TIER TWO STANDARD

DESIGNS•a). “narrow” section:

•5-foot sidewalks on both sides

•5-foot planter strip on both sides

•6-inch curb on both sides

•28 feet of pavement

•Parking on one side.

•Total right-of-way width is 50 feet.

“NARROW” SECTION

1ST TIERTWO STANDARD

DESIGNS•b). “wide” section

•5-foot sidewalks on both sides

•5-foot planter strip on both sides

•6-inch curb on both sides

•36-feet of pavement.

•Parking on both sides

•Total right-of-way width is 60 feet.

“Wide Section”

2ND TIER ADMINISTRATIVE

VARIANCE

• Demonstrate - cannot provide standard sections

• Unusual site or design reasons• Staff review Administrative

Variance dimensions only – essential elements required

2ND TIERADMINISTRATIVE

VARIANCE•Essential Elements?

• Sidewalks - both sides OR ped connects• Landscape strip OR landscaping

somewhere• Parking one side OR parking

somewhere• Curbs on both sides • Two minimum 10-foot travel lanes

ALTERNATIVE PARKING

Mid-block off street parking & walkways through long blocks & parking one side of street

Off-street parking & traffic calming

3RD TIER WAIVER

• Demonstrate cannot provide one of the essential elements

• Waiver review by PC – i.e. bike path

POLICY ISSUES PARKING

•Benefits of reduced street widths include:• less costly to construct• less costly to maintain (non-LID)• less stormwater (LID)• smaller stormwater systems• improved visual quality• traffic calming effect• shorter crossing distances for

pedestrians

POLICY ISSUES PARKING

•Costs of reduced street widths include:• less on-street parking

POLICY ISSUES REVIEW PROCESS

•Three-tiered review process?

• Proposed to eliminate staff, applicant and PC time.

• There would no longer be a need to for PC review of minor deviations.

• Are we meeting the goal?

POLICY ISSUES LANDSCAPE STRIP

•How wide should the landscape strips be?• Propose a 5-foot landscape strip

• Smaller = cracking

POLICY ISSUES TRAFFIC CALMING

•Narrow streets do not inhibit traffic calming, they promote it.

FURTHER DISCUSSION

“NARROW” STREET SECTION

“WIDE” STREET SECTION