UTILITY COMMITTEE
The Utility Committee Meeting was held on July 12, 2004, at 6:30 p.m. with Chairman Carey presiding. Members present were Councilmen Ruane and Sadusky, Mr. Cregar, and Mr. Snaman. Members of Council present were Mr. Pitts, Mr. Slavin, Mr. Ritter (arrived at 7:00 p.m.), Mr. Hogan, Mrs. Williams, and Mayor Speed (arrived at 6:49 p.m.).
Agenda Additions/Deletions
Mr. Ruane moved for approval of the agenda, seconded by Mr. Sadusky and unanimously carried.
Request for Street Width Waiver - Seskinore Development
The applicants of Seskinore Development have requested a waiver from the City of Dover Subdivision Street design standards set forth in the Land Subdivision Regulations of the Dover Code, Appendix A, Article VI, Section A. Specifically, the applicant has requested a reduction of the paved street width from the minimum thirty-eight (38) foot paved width requirement to permit a paved width of twenty-four (24) feet. The right-of-way will be maintained at sixty (60) feet. The applicant is also proposing rolled curb instead of the standard Type III upright curb. The street will be dedicated to the City of Dover.
Mr. Galvin advised members that the property consists of one parcel of land totaling 5.0470 +/-acres, situated on the southwest side of McKee Road, approximately 330 feet north of Brandywine Drive. The property is zoned RM-1 (Medium Density Residential). He noted that the plan proposes the construction of an eighteen (18) unit residential, age-restricted, community with proposed condominium style maintenance and ownership. The residential units consist of duplex/multiplexes and townhouses. The owner of record is Fox Hall Plantation Company.
Mr. Greg Moore of the Becker Morgan Group, architects and engineers for the project, provided a presentation of the proposed project. He pointed out that the proposal is unique in that it is adjacent to a very large tree preserve, it will be a small, age restricted, community, and the grounds, as well as the exterior of the homes, will be maintained by a condominium association.
Mr. Moore stated that they were requesting the street width waiver since the street will be less than 400 feet in length, with no opportunity to connect to other streets. Additionally, each unit will have a one or two-car garage with lengthy driveways which will accommodate two cars. Mr. Moore stated that there would be adequate off-street parking; therefore, the applicant prefers to have no on-street parking. He also noted that the accepted standard for a fire lane is 24 feet wide and DelDOT’s street width standard is 22 feet. Mr. Moore indicated that the Department of Natural Resources is encouraging environmentally friendly developments and the reduced street width would aid with stormwater management.
Mr. Tom Burns, Burns and Ellis Realty, advised members of proposed future growth in the area surrounding the Seskinore Development. He also provided examples of existing developments with varying street widths, noting that, in many situations, 22-foot wide streets work better than street widths of 32 or 38-feet.
Responding to Mr. Ruane, Mr. Galvin noted that the Public Works Department supports reduced street widths if the developer provides substantial information that adequate off-street parking is provided and that on-street parking is not necessary. He stated that extended and wide driveways, resident age restrictions, building setbacks far greater than the minimum required, low residential unit density per acre, or generous road frontages would serve to meet staff’s requirement of “substantial information”. Mr. Moore stated that an on-street parking restriction is expected as a result of the roadway width requested.
Mr. Ruane noted recent concerns of the Fire Department regarding reduced street width. Mr. Galvin stated that the Fire Department should not have difficulty setting up their fire apparatus if there is an on-street parking prohibition. He stated that they were working on modifying the radii of the cul-de-sac. Mr. Ruane expressed reluctance to approve the waiver without the benefit of comments from the Fire Department and requested that staff be present when such requests are reviewed by the committee.
Mr. Cregar asked if there was a criteria to utilize when evaluating requests for street width waivers. Responding, Mr. Galvin stated that the standard City street width is 38 feet. He noted that staff is currently developing amendments to the street width requirements in order to provide uniformity. Mr. Galvin stated that each waiver request is currently evaluated on the specific design.
Mr. Cregar expressed reluctance to approve the waiver request without firm criteria for addressing subdivision street widths. It was his opinion that this particular development provides a uniqueness to qualify for the street waiver; however, he felt that there should be specific criteria provided for consideration of street width waivers.
The Planning Commission reviewed the proposed street width waiver request as part of its review of the Site Development Plan for Seskinore and recommended approval of the reduction of the paved street width from 38 feet to 24 feet while retaining a 60 foot right-of-way. The Planning Commission recommended the use of Type III curb (upright) instead of the proposed rolled curb.
Mr. Snaman moved to recommend approval of the requested street width waiver for Seskinore Development, with conditions as set forth in the Planning Commission’s recommendation, to include Type III curbing. The motion was seconded by Mr. Sadusky and carried with Mr. Ruane voting no.
Mr. Snaman moved for adjournment, seconded by Mr. Sadusky and unanimously carried.
Meeting Adjourned at 7:10 P.M.
Respectfully submitted,
Carleton E. Carey, Sr.
Chairman
CEC/tm
S:ClerksOfficeAgendas&MinutesCommittee-Minutes20047-12-2004-Utility.wpd