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Lakeview on the Rise
Modification of Standards Request
3.6.2 Transportation and Circulation
Pedcor Investments is requesting the following modifications of standards in support of a PDP appli-
cation currently under consideration.
The applicant is requesting Modifications of Standards for the following:
3.6.2(E) Streets, Streetscapes, Alleys And Easements
Land Use Code Requirement
3.6.2(E) Streets, Streetscapes, Alleys And Easements
(E) Except as provided in subsection (D) above for cul-de-sacs, no dead-end streets shall be permit-
ted except in cases where such streets are designed to connect with future streets on abutting land, in
which case a temporary turnaround easement at the end of the street with a diameter of at least one
hundred (100) feet must be dedicated and constructed. Such turnaround easement shall not be re-
quired if no lots in the subdivision are dependent upon such street for access.
Discussion
The Lakeview on the Rise site has been designed to have a complete street network throughout the
site. There are three public streets (intended to connect to adjacent neighborhoods with future devel-
opment), two street like private drives, and a few private drives. Specifically this site is providing ROW
for Lorian Lane, which connects to S. College Ave., Stoney Brook Drive (which will connect to the ex-
isting Stoney Brook Drive a few hundred feet east in the future), and Debra Drive (which will also con-
nect to the existing Debra Drive, a few hundred feet north in the future).
At issue is both Stoney Brook Drive and Debra Drive where they terminate at the developments
northern and eastern property boundary.
Stoney Brook Drive terminates 145 feet west of Rohan Rise, a street like private drive, which provides
public access as well as emergency access and provides circulation through the site back to public
streets. With the short distance from the intersection of Rohan Rise, drivers could easily see that the
road ends and could safely turn onto Rohan Rise to continue their travels. The same is true of emer-
gency vehicles. With an emergency access on Rohan Rise, and no buildings fronting on this short
stretch of Stoney Brook, emergency vehicles have no need for a turn around in this location.
Debra Drive terminates at our northern property boundary about 200 feet north of Lorien Lane, and
only 50 feet north of a private drive which is also an emergency access easement. This configuration
provides the turning movements needed for emergency vehicles. The same configuration provides
turn around space for private vehicles.
Lakeview on the Rise Modification of Standards 3.6.2(E) 1
The intent of providing temporary turn arounds is to provide a turn around space for the traveling pub-
lic that may happen down the street, as well as turn around space for emergency vehicles. In both
cases, we have provided alternative means of turn around space for both emergency vehicles and the
the traveling public via a private drive, or a street like private drive. In both cases, the streets termi-
nate less than 150 feet from the provided turnaround space and can easily be seen that the street
terminates.
JUSTIFICATION
Pedcor Investments requests, as outlined in 2.8.2(H)(1), that this modification of standards request
regarding 3.6.2(E) Streets, Streetscapes, Alleys And Easements be approved as our request will pro-
mote the general purpose of the standard equally well or better than would a plan which complies with
the standard. The ability of the general public and emergency vehicles to return to public streets from
the temporary terminus of Debra Drive via a public access and emergency access easement through
a parking lot, and Stoney Brook Drive via Rohan Rise, a street like private drive, meets the purpose of
the standard (i.e. to provide turnaround space on a temporary basis until the future street connection
is constructed) equally well or better than the construction of a temporary turnaround.
In addition, pursuant to 2.8.2(H)(4), the plan as submitted will not diverge from the standard of the
Land Use Code except in a nominal, inconsequential way when considered from the perspective of
the entire development plan. Since the alternative turnaround route is through a parking lot or a street
like private drive, and within a public access and emergency access easement, fully paved, wide
enough to accommodate even large emergency vehicles and is very conveniently located, there is
only a nominal and inconsequential divergence from the standard that would require the construction
of a temporary turnaround and, the plan will continue to advance the following purposes of the Land
Use Code as contained in Section 1.2.2.
1.2.2 Purpose
The purpose of this Code is to improve and protect the public health, safety and welfare by:
(A) ensuring that all growth and development which occurs is consistent with this Code, City Plan and
its adopted components, including, but not limited to, the Structure Plan, Principles and Policies and
associated sub-area plans.
(B) encouraging innovations in land development and renewal.
(C) fostering the safe, efficient and economic use of the land, the city's transportation infrastructure,
and other public facilities and services.
(D) facilitating and ensuring the provision of adequate public facilities and services such as transporta-
tion (streets, bicycle routes, sidewalks and mass transit), water, wastewater, storm drainage, fire and
emergency services, police, electricity, open space, recreation, and public parks.
(J) improving the design, quality and character of new development.
(K) fostering a more rational pattern of relationship among residential, business and industrial uses for
the mutual benefit of all.
(L) encouraging the development of vacant properties within established areas.
(O) encouraging a wide variety of housing opportunities at various densities that are well-served by
public transportation for people of all ages and abilities.
As has been demonstrated, not providing a temporary turn-around at the terminus of Debra Drive and
Stoney Brook Drive would not be detrimental to the public good or harmful to emergency vehicles or
the traveling public since the proposed development provides an emergency and public access in the
same location that will provide a way for both emergency vehicles and the traveling public to return to
public streets.
Lakeview on the Rise Modification of Standards 3.6.2(E) 2
ATTACHMENTS
Site Plan
Lakeview on the Rise Modification of Standards 3.6.2(E) 3
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STONEY BROOK RD
EMERGENCY ACCESS
LOCATION OF TEMP
TURNAROUND
NORTH
LAKEVIEW ON THE RISE
NOT TO SCALE
LOCATION OF TEMP
TURNAROUND
LORIEN LANE
DEBRA DRIVE
S. COLLEGE AVE.
EMERGENCY
ACCESS