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The preceding discussion is intended to clarify that, despite some superficial similarities, 135 Planning Divisionstaff findsthat the Wheaton Woodsproposal ismaterially different from the 136 Moore’s Farrington Estates platthat was rejected in 2014, and is consistent with the spirit and 137 intent of the LDR-2 district. 138 PPA RELIMINARY LATNALYSIS 139 As a preliminary platof a residential subdivision, the proposal is subject to the minimum lot 140 sizes and roadway design standards of the subdivision code, established in Chapter 1103 (Design 141 Standards)of the City Code. The applicable standards are reviewed below. 142 City Code §1103.02(Streets): An existing Wheaton Avenue right-of-way connects the dead end 143 of the street on the west end of the subject property to Dale Street on the east, but the right-of- 144 way remains undeveloped. The present proposal would vacate the existing, straightright-of-way 145 and dedicate a new, gently curving right-of-way in its place. The proposed right-of-way would 146 preserve the perpendicular intersection with Dale Street, and would be 60 feet in width, as 147 required for a local street. 148 §1103.021 (Minimum Roadway Standards): The proposed street is shown as 32 feet in width, 149 which conforms to the standard width requirementand allows for parking on both sides of the 150 street.The applicant is requesting consideration of a 26-foot wide street, however, because the 151 narrower street would reduce the impervious coverage of the new development, it would still 152 allow parking on one side of the street, and it would have a traffic calming effect near Dale 153 Street. A street width less than 32 feet would be “substandard,” but narrower widths (and reduced 154 on-street parking) can be approved by the City Council with the support of the Public Works 155 Department. Public Works staff would support parking on one side of the street anda width of 28 156 feet, but not 26 feet.Presently,staffwould recommend the parking be on the south side of 157 Wheaton Avenue and thatthe streetexpandon the north side at itstie-in pointwith the existing 158 section of Wheaton Avenueto the west. The developer would be responsible for the costs of the 159 no parking signs and installation, which would be coveredin the Public Improvement Contract 160 (PIC). 161 City Code §1103.04 (Easements): Drainage and utility easements 12 feet in width, centered on 162 side and rear property lines,are requiredwhere necessary. The proposed platshows 10-foot 163 easements in these locations, but a recommendation to approve the preliminary plat should 164 include a condition that the required easements be dedicated. 165 City Code §1103.06 (Lot Standards): Subd. A of this section requires that all lotsfor one- 166 family detached dwellingsmust be at least 85 feet wide, 110 feet deep,and comprise at least 167 11,000 square feet in area, Subd. B of this section requires that all corner lots for one-family 168 detached dwellings must be at least 100 feet wide, 100 feet deep, and comprise at least 12,500 169 square feet in area, and Subd. F of this section specifies that “side lines of lots shall be at right 170 angles or radial to the street line.” 171 RL1–5,B1,L1–6,B2 172 EVIEW OF OTS LOCK AND OTS LOCK All of these lots meet or exceed the minimum size requirements. 173 Depending on how the term “street line” is definedin Subd. F,however,one may conclude either 174 that these lotsdo meet this requirement or that that they do not. Clearly, most of the proposed 175 new side lines of these lotsare neither radial nor perpendicular to the curvatures of the right-of- 176 way or the proposed curb line, and this can reasonably lead to the conclusion that the proposal 177 violates this provision of the Subdivision Code. Alternatively, if the “street line” is understood a 178 PF16-003_RPCA_20160302 Page 5of 8