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