Download - March 09 Planning Commission
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SUBDIVISION CODE UPDATE
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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.
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EXISTING PROCESS
•1. Design streets to meet standards
•2. Apply for a “waiver” or use PRD, both reviewed by PC.
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EXISTING STREET SECTION
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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
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NEW “RULES”
•New rules need to:• Introduce design flexibility for
the applicant
• Simpler review process for alternative street designs.
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•1st tier - Standard Designs
•2nd tier – Administrative Variance (NEW PROCESS)
•3rd tier – Waiver (PC)
NEW “RULES” – CONT.
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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.
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“NARROW” SECTION
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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.
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“Wide Section”
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2ND TIER ADMINISTRATIVE
VARIANCE
• Demonstrate - cannot provide standard sections
• Unusual site or design reasons• Staff review Administrative
Variance dimensions only – essential elements required
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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
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ALTERNATIVE PARKING
Mid-block off street parking & walkways through long blocks & parking one side of street
Off-street parking & traffic calming
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3RD TIER WAIVER
• Demonstrate cannot provide one of the essential elements
• Waiver review by PC – i.e. bike path
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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
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POLICY ISSUES PARKING
•Costs of reduced street widths include:• less on-street parking
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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?
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POLICY ISSUES LANDSCAPE STRIP
•How wide should the landscape strips be?• Propose a 5-foot landscape strip
• Smaller = cracking
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POLICY ISSUES TRAFFIC CALMING
•Narrow streets do not inhibit traffic calming, they promote it.
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FURTHER DISCUSSION
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“NARROW” STREET SECTION
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“WIDE” STREET SECTION