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Subdivision and Zoning RelaxationsIV. Planned Unit Development B. Subdivision and Zoning Relaxations for PUD The Applicant is requesting the relaxations below, from the City of halispell Subdivision Regulations and Zoning Regulations. These relaxations have been determined after careful consideration so that the integrity of the design and vision of the overall community are positively enhanced rather than negatively influenced or impacted. Relaxation 1: From Subdivision Regulation, Chapter 3, Section 3.11, A (Sidewalks) Description: The overall design of the Glacier Town Center has been guided by an approach to multi -modal forms of transportation, including pedestrian and bicycle circulation. The roadways are balanced by side- walks, bike paths and a linked park and trail system (see Exhibit F). Where access easements occur, no side- walks are proposed. The following provides a summary of proposed sidewalks and bike paths in roadways as designated on Exhibit F as well as illustrated through the road cross section elevations. A — 8' Bike Path on one side, no sidewalk on other side, 12' drive lanes with center turn -lane with no parking B — 5' Sidewalk on one side, 12' drive lanes with center turn -lane with no parking C — No Sidewalk or Bike Path, 12' drive lanes with no parking D — No Sidewalk or Bike Path, 12' drive lanes with center turn lane with no parking E — 8' Bike Path on one side, double 12' drive lanes with no parking F — No Sidewalk or Bike Path, double 12' drive lanes with no parking G — 5' Sidewalk on both sides, 12' drive lanes with center turn -lane with no parking H — 5' Sidewalk on both sides, 14' drive lanes with center turn -lane J — 5' Sidewalk on both sides with no parking K — 5' Sidewalk on one side with no parking L — 5' Sidewalk on one side with no parking 11\1 — 5' Sidewalk on both sides with no parking N — 5' Sidewalk on both sides, 14' drive lanes with center turn lane and no parking O — 5' Sidewalk on both sides, 14' drive lanes with center turn lane and no parking P — 5' Sidewalk on one side, 14' drive lane one-way with no parking The design of the cross -sections considers the overall vehicle and pedestrian traffic circulation needs within various portions of the project and represents a visual depiction of the developers requests stated above. The Glacier Town Center is designed to accommodate multiple uses over 485 acres. Each of the unique ar- eas within the Glacier Town Center has been designed to accommodate the appropriate traffic and pedestrian circulation. The applicant requests relaxations in certain areas were sidewalks have not been provided based upon an understanding of traffic circulation patterns in Lifestyle Centers, and an overall lack of a need for pedestrian circulation in certain areas as identified on the road cross sections. Extensive bicycle and pedes- trian access has been provided to every element of the development. Requiring the applicant to utilize side- walks in these areas would produce undue financial expense by the developer on something that would rarely, if ever, be used. The applicant also requests relaxations on drive lane widths particularly where no parking is Glacier Town Center Annexation, 16 PUD and Major Subdivision Preliminary Plat IV. Planned Unit Development designated. The applicant further believes that these relaxations provide for a more visually pleasing environ- ment with less concrete and asphalt and more green space in areas of the development where these relax- ations are appropriate. Relaxation 2: From Subdivision Regulation, Chapter 3, Section 3.06.E (Minimum building area on a lot) Description: The applicant requests a relaxation to permit building area on lots to be below the minimum 40'x40' area. This request will allow for a variety of unit types to ensure a mixture of housing across the property. Relaxation 3: From Subdivision Regulation, Chapter 3, Section 3.07.B (Block lengths) Description: The applicant requests a relaxation to allow block lengths to exceed the 1,200 feet and to allow blocks less than 300 feet. This request allows for innovative design to insure an appropriate mix of residential and commercial uses and adequate connections between those uses. Relaxation 4: From Zoning Regulation, Section 27.06.040 (3) (R-3 Urban Single Family Residential — Property Development Standards) Description: The applicant requests the reduction of the rear yard setback for the R-3 district from 20 feet to 10 feet. This performance standard is intended to allow for a more efficient use of land through a tradi- tional design which emphasizes a front porch character for the single family residential area. Relaxation 5: From Zoning Regulation, Section 27.07.020 (5) (R-4 Two Family Residential — Property Development Standards) Description: The applicant requests the allowance for 3 or more attached units to allow for row housing unit types. The intent of this relaxation is to allow for a variety of housing types mixed through the residen- tial neighborhoods. The Applicant believes that this is necessary to provide a tight -knit town home community with affordability and low maintenance lots. Smaller lot sizes provide a more traditional design option and decrease the overall footprint of development on a regional scale. Relaxation 6: From Zoning Regulation, Section 27.07.040 (1) (R-4 Two Family Residential — Property Development Standards) Description: The Applicant requests the allowance of a smaller Minimum Lot Area than the zoning regula- tion permits. A IIlinimum Lot area of 4,250 square feet is requested for the Town Home area within Glacier Town Center. The zoning regulation requires a minimum of 6,000 square feet. The applicant is requesting a Glacier Town Center Annexation, 17 PUD and Major Subdivision Preliminary Plat IV. Planned Unit Development lot that is 1,750 square feet in size less than the regulation dictates. The Applicant believes that this is necessary to provide a tight -knit town home community with affordability and low maintenance lots. Smaller lot sizes provide a more traditional design option and decrease the overall footprint of development on a regional scale. Relaxation 7: From Zoning Regulation, Section 27.07.040 (3) (R-4 Two Family Residential — Property Development Standards) Description: The Applicant requests the allowance of a 0' shared side yard for attached Town Home units. Relaxation 8: From Zoning Regulation, Section 27.15.030 (13) (B-3 Community Business District - Property Development Standards) Description: The Applicant is requesting that a regional shopping center be a permitted use within the Com- munity Business District Area. As described through the PUD submittal, the Lifestyle Center is intended to be the primary component of the commercial portion of the Glacier Town Center PUD. The Lifestyle Center is intended to provide an open air environment tailored to the pedestrian shopper. The intent of the Community Business District is to provide for community shopping areas, which is met by the design of the Lifestyle Center. Relaxation 9: From Zoning Regulation, Section 27.15.040 (3) (B-3 Community Business District - Property Development Standards) Description: The Applicant is requesting the allowance of zero lot lines for buildings within the B-3 Dis- trict. This request is intended to provide a more "urban" street interface with the store frontages and create a streetscape that is pedestrian friendly and accessible for walking and shopping comfortably. It will also allow the commercial lots to be situated directly adjacent to key pedestrian plazas and gathering areas or open space. Relaxation 10: From Zoning Regulations, Section 27.15.040 (4) Description: The Applicant is requesting the allowance of up to 60 feet for architectural elements within the Lifestyle Center. It is intended that the buildings in the Lifestyle Center will be a maximum of 40 feet excluding architectural elements as requested and roof mounted mechanical equipment. Outparcel buildings fronting onto Highway 93 will be restricted to 27 feet in height, mitigating any impacts to adjacent roadways from building heights. The Applicant requests allowance of buildings up to 60 feet in height in the interior commercial portions of the project to allow for office and hotel/motel uses with multiple stories. Relaxation 11: From Zoning Regulations, Section 27.22.104 Description: The Applicant requests up to 43 feet for fixture height of poles within the parking lots on the interior of the Lifestyle Center ring road, which is consistent with heights of buildings as allowed in the B-3 Glacier Town Center Annexation, 18 PUD and Major Subdivision Preliminary Plat IV. Planned Unit Development Commercial District. The fixtures the Applicant proposes to use would comply with the dark skies initiative and provide shielding devices on the fixtures that direct light downward and minimize the spill over of light onto adjacent lots. Furthermore, by design, the Applicant has provided a "buffer" of commercial out parcel lots between the proposed lighting relaxation area of the Lifestyle Center and any adjacent residential areas. These out parcel lots would comply with the 25 foot fixture height in the Zoning Regulations. The Applicant also requests that appropriate lighting at points of ingress/egress to the Glacier Town Center be allowed to sufficiently light those areas for safety purposes. It is understood, as per the zoning code, that a lighting plan will be submitted to the Kalispell Site Development Review Committee when site plans are submitted to the City. At this time, a professional lighting analysis is included as attached which describes the various the impacts of standard 25 foot poles set on a 2 1/2 foot concrete base versus the proposed 40 foot poles on a 2 1/2 foot concrete base, and clearly demonstrates that 25 foot light poles will have a greater impact than 40 foot poles. First, in comparing the foot candles of both the 25 foot and 40 foot poles at an elevation of 100 feet above the parking lot to measure the "night sky glow", one can see that because the site will require approximately double the amount of 25 foot poles in order to light the parking lot to safe levels due to the inefficient light coverage the 25 foot poles provide, the light pollution into the night sky at 100 feet by the 25 foot poles is approximately 73% higher than the light pollution into the night sky of the 40 foot poles at the same eleva- tion. In analyzing energy consumption between the two alternatives, it is easy to see that the 25 foot poles consume 56% percent more energy than the 40 foot poles. One can also see from a ground level study that because of the shielding utilized on the light fixtures, the amount of light spilling onto adjacent lots is not substantially different with 25 foot poles or 40 foot poles. Finally, the Applicant feels that utilizing 25 foot poles as opposed to 40 foot poles will unreasonably detract from the overall appearance of this high qual- ity development by unnecessarily cluttering the parking lot with lighting fixtures. In the Applicants opinion, these factors all lend themselves toward a development that would be both less friendly to the environment and visually less appealing with 25 foot poles versus 40 foot poles. Glacier Town Center Annexation, 19 PUD and Major Subdivision Preliminary Plat