2017-06-01 Windward Planning Commission Minutes Exhibits 1-3 (Admin Matters)

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Michael J. Riehm, AIA, NCARB Riehm Owensby Planners Architects - Page 14 May 1, 2015 all lots have access to this easement, we find that this exception is inapplicable as all of the lots have access to a roadway system. D. Lot Side Lines. (HCC §23-35). The yard designations are atypical due to the layout of the streets and to keep the lots more rectangular in shape versus lots with lot lines that are not parallel. Some of the lots have side yard designations which run parallel to the street. In reviewing the exhibits of the lot layout we approve this exception E. Minimum Right -of -Way and Pavement Widths. (HCC §23-29). Reduced street right-of-ways and pavement widths are requested in order to mitigate traffic speed and to create a rural scaled neighborhood environment. The main street is located in an access utility landscape easement which varies in width and the roadway pavement will be approximately ± 18 and 20 feet in width. We approve the reduction of the "normal' minimum 50 foot wide right-of-way and slightly reduced (in some areas) pavement width. F. Future Extensions of Streets. (HCC §23-44). Due the relative small size of the proposed project and limited amount of generated traffic flow, street extensions would compromise the scale and desired character of the proposed neighborhood. The extension of the cul-de-sac to the north property line does not afford any benefit for future development and we agree that, since there is no practical purpose for it, it will not be required. G. Intersection Angles; Corner Radius. (HCC §23-45). This request would allow streets to be permitted to intersect and have radius and or dimensions at the right-of-way lines to provide for a higher level of pedestrian safety at these locations. This will help with the traffic calming effect of the roadway network. The layout as presented is acceptable and approved. H. Cul-de-sacs. (HCC §23-48). In lieu of a circular terminus of the cul-de-sac, an alternate, "T" style turnaround is used to provide a paving area that is more in scale with the character of the neighborhood. The turnarounds are acceptable to this department, however, the applicant is required to, in addition to the DWS and DPW reviewing the construction plans, the HFD shall also approve those drawings. Grades and Curves. (HCC §23-50). The purpose of requesting a PUD designation for the project is to have increased design flexibility in developing a more creative master plan and community environment than would typically be possible through the use of a typical subdivision layout and standards. Street design is critical to achieving this goal, and as such, design flexibility is required. This exception is approved on the basis of topography to minimize the grading requirements and to retain as much of the natural terrain as practical. In those instances where the vertical or horizontal curves do not meet the minimum requirements, the Applicant shall present alternate standards at the time of construction plan review, as provided