18 ATTACHMENT 09 - Laserfiche WebLink

Staff believes that the site layout provides adequate vehicular and pedestrian access/flow and integration into the existing neighborhood. The interior streets, which are public streets, and pedestrian connections along Valley Trails drive and to Valley Trails Park help integrate the proposed development into the existing neighborhood. The vehicular and pedestrian connections also comply with the City's Complete Streets Policy and the overall street pattern is consistent with that of the surrounding neighborhood. However, staff believes that the two paved 5-foot wide pedestrian/bicycle pathway connections from the ends of the two culs-de-sac to the existing Valley Trails Park pathway should be widened to 7 or 8 feet (which is more consistent with the width of the Valley Trails Park pathway) to allow more room for simultaneous pedestrian and bicycle travel. The project is substantially consistent with the R-1-6,500 District in that the homes meet the front, side, and rear setbacks, FAR, and height requirements and the majority of the lots meet the minimum lot width, depth, and area requirements. However, there are a few aspects of the project that do not meet the minimum requirements of the underlying zoning district: o Two of the five corner lots have a width less than the minimum 80 feet required for corner lots (Lot 1 is 68 feet in width and Lot 28 is 78 feet in width). o A minimum porch depth of 8 feet and a minimum porch width of 10 feet are required in order for a covered porch to encroach into the 23-foot front yard setback (a minimum 12-foot front yard setback for covered porches is allowed when these criteria are met). The proposed front porches range from 6 to 7 1/2 feet in depth and would be set back a minimum of 11 feet from the front property line. o There are five instances where homes do not meet the minimum building-to-building separation requirement (see Table 1): Table 1: R-1-6,500 Deficient Building-to-Building Separation Lots Lots Proposed Separation Minimum Required Between Structures Separation Lots 13 and 14 17 feet 20 feet Lots 16 and 17 14 feet 17 feet Lots 25 and 26 19 feet 20 feet Lots 26 and 27 17 feet 20 feet Lots 34 and 35 12 feet 17 feet Staff believes that the proposed siting, massing, and size of the units are appropriate for this site and would result in an attractive development for this area. Open space is integrated into the project, along with pedestrian connections to Valley Trails Park. The buildings would be in keeping with the scale and massing of the surrounding homes. Open Space and Amenities Open Space The proposal would not exceed the midpoint density for the site identified in the General Plan; therefore, dedication of land or amenities is not required. However, the applicant is volunteering to dedicate to the City a portion of "open space" land for public use adjacent to Valley Trails Park ("Parcel C") if the City accepts the dedication of land and maintenance responsibilities. P16-1386, P17-0155, PUD-113, & TRACT 8259; 6900 Valley Trails Drive Planning Commission 20 of 32