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01569the most profitable, and he felt the other side of the creek was unbuild- able.coulddnot build onlthat 2street�because oS. was fathe runoff,he othat la they lipehadid been constructed to keep the street runoff away from her home. C yed Dimmick added that he is on a septic system and the City has notified de him that he has to connect to the sewer, and he again discussed the steepness of Elm St. He didn't think the street should be torn up for the water main because the street is in good condition. Reba Laue said there isMa sr. ewer hole in front of her home and the smell from it is disgusting. will investigate this.) The public portion of the hearing was closed. Chairman LaBelle again advised the audience that this was not a applicants would haverezone, bu t a planned residential development, and the they set forth in the proposal and could not develop the site otherwise if approved. Mr. Bowman added that they are basing their development on a sensitive site with some unique problems. He said the City has a provision in its Code for PRDs to take place on properties such as this, and the density allowed by the underlying zoning must be complied with but flexibility in design of structures is allowed. He added that this proposal will 90 to the ADB after the Planning Commission, and then will go to the City il for a final determination, and if it is approved the development must be exactly as the conditions are set forth. Commissioner Hall observed that a PRO would provide some aesthetics for the neighborhood, and she noted that they could not be sure what would come to pass if someone else bought the property. She was concerned with the traffic and the drainage, and she asked how many houses Mr. Bowman thought could actually be built thereincoula standard development. He responded that he thought approximately, be built, with a possible maximum of 15. The traffic circulation was discussed further. Commissioner Hall finally said this particular piece of property fits right into the description of why the PRO was implemented, and she felt it probably was the best use for the land. She noted that a standard subdivision with another street would cause additional runoff and additional noise. Mr. Bowman added that with a PRO the City can control better what goes in there. In a standard subdivision there is no guarantee where the homes will be located. Commissioner Hall said she would like to see a plan with fa:ver units if there actually were only 10 buildable lots. Mr. Bowman responded that she would then be penalizing the developer for Chairman McGibbon then asked what Mr. Bowman taking the PRO concept. thought the appropriate density should be if the the PRD was more desirable Bwman in view of the traffic and drainage conditions of the roeosedMra.r•Heosaid responded that he had no problem with what was being p p they would have to conform to the drainage ordinance. He said there is a 60' right-of-way through there although it is -not improved to its full width and the neighbors had mentioned that when you turn on Elm and go back to 3rd there is a problem in winter weather, and he agreed, but he said he did not know if the developer should be penalized for that. Commissioner Hall asked if there is a place for some turnouts or parking, and Mr. Bowman said they probably would have to park on 3rd and he was not sure there was room for that. Chairman LaBelle observed that it was an inconvenience but, not a major problem. Commissioner Smith observed that the proposed PRO is below Elm so he did not see how there would be any increase of water going down Elm St. from this PRO. Commissioner Hall asked if consideration was given to another access, e.g., 1st Ave. Mr. Bowman said 1st Ave. would have to be bridged and that was not acceptable to the City. Also, 1st Ave. cannot be developed to the north in that any extension would have to pass through the Town of Woodway and there is no existing right-of-way to do that. Mr. Bowman said there already is an existing plat being developed on the Woodway side in one -acre lots but that development has caused problems because there has been limited siltation control. He said what was encouraging about this development was that they intended leaving the whole west side of the bank alone and that, coupled with the right-of-way that will not be developed, will probably retain some of the dirt from the Woodway side. Commissioner McGibbon noted that some people feel the west side of this proposal is not developable anyway, but he had a feeling that over the long run there is no such thing as an undevelopable piece of property. Mr. Bowman agreed --if one can come E MON�Shenough PLANNINGtCmmoney, COMMISSION Page 4 - March 26, 1980