Agenda - Planning Commission - 12/01/2016

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Review File: Woodlands 4th Addition Preliminary Plat, Cul-de-sac Length Variance and Lot Depth variance. November 23, 2016 Page 3 of S variance fmm this requirement. In revieming Lot 2 Block 1, as proposed, that lot does not contain the same excessive side yard seen in previous proposals requesting the same variance. The excessive sideyard was able to accommodate future improvements such as decks and accessory buildings. As such, Staff would not be supportive of a variance for lot 1 block 1. It would be Staffs suggestion that the Applicant reduce the total number of lots to twelve (12) and split the land currently shown as Lot 2 amongst the other remaining parcels. Setbacks and Dimensional Standards. Front Side yard uninhabitable: 6 feet Side yard I feet Side yard comer lot: 30 feet ' - • I feet Minimum lot width*: :I feet/comer lotI feet Lot • • 100 feet with a minimum widthof feet Wedand: *Note:Minimum Lot Width is measured at front yard setback line,property must abut built street. **Lot depth required is 100 feet for a width of 60 feet that is not encumbered by wetland,wetland setback area,floodway,or other unbuildable areas. Density. The R-1 Residential regulations for the MUSA area allows a net density of up to 3 units per acre (excluding wetlands and major road rights-of-way). The proposed density is 1.3 units per acre. Floodplains. There are floodplains within the boundaries of the project area. The floodplain includes only Floodfringe. Wetlands. There are significant wetlands on the property that will need to be delineated and encumbered with drainage and utility easements on the Preliminary and Final Plats. The project will be subject to review by the Lower Rum River Watershed Management Organization (LRRWMO) regarding both the wetland delineation as well as stormwater calculations. Note that City Code now requires a sixteen and a half foot (16.5') setback from a wetland edge and that the setback area be encumbered with drainage and utility easement. Ensure that all wetland setback aivas are entirvly within proposed drainage and utility easements. Landscaping. Each lot is required to have two (2) front yard trees installed. The plan currently shows the required two(2) front yard trees for each lot. The proposed trees are positioned in the boulevard area to serve as street trees (as spacing permits). Deciduous trees shall be at least one (1) inch in diameter and coniferous trees shall be at least five (5) feet in height. Each lot is subject to the City's topsoil requirement. The Tree Inventory and Protection Plan will need to show the total number of(DBH) inches removed and total number of(DHB) inches saved. Currently the Plan only indicates the total number of trees,but not the total number of DBH inches for each category. Once that information is provided the plan can be reviewed for compliance with the Tree Preservation Ordinance. Due to the presence of larger stands of oak trees, tree clearing activities shall occur prior to April 15 or after July 15 to minimize the potential introduction of Oak Wilt to the site and this note must be added to both the Grading,Drainage,and Erosion Control Plan as well as the Tree Inventory and Protection Plan. Additionally, please consult with the Certified Arborist that prepared the Tree Inventory and Protection Plan to prepare a plan that identifies the precautionary steps to be taken on site to protect oak trees from Oak Wilt.