Minutes - Planning Commission - 11/07/2002

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the minimum dimensional requirements. The grading, drainage, utility, and street plans are generally acceptable subject to the points raised in the Staff Review Letter dated November 1, 2002. The applicant has provided an extensive tree inventory as part of the tree preservation plan. The tree preservation plan has been reviewed by staff and found to be acceptable. The proposed plat is considered low density residential and is bounded on the east and north by Highlands at River Park, a low-density single-family development. The development property abuts four lots (3 lots fully back up to the development and the fourth has 25 feet sharing a common boundary) to the west that are also in the Metropolitan Urban Service Area and eligible for redevelopment with single family homes at urban densities. The four lots are all served by septic systems and private wells and range from 0.83 to 0.87 acres in size. The new density transition ordinance does not clearly state what the requirements would be, if any, in situations where the adjacent property is in the MUSA, zoned the same, but currently consists of larger lots. One part of the ordinance would seem to indicate that no transitioning is required. Another part of the ordinance could be broadly interpreted to require a Level C Vegetative Buffer (45 foot wide landscape with overstory, evergreen, and understory trees). Additionally, there is always the possibility of an 'alternative agreed upon by the Developer and the City' if transitioning is determined to be appropriate in these instances. Given these facts, staff is asking the applicant to propose some form of additional landscaping be located along the western border of the plat that can be discussed at the Planning Commission meeting. City Staff recommends approval of the sketch plan/preliminary plat contingent on compliance with City Staff Review Letter dated November 1, 2002. Citizen Input Rick Packer, Arcon Development, noted the landscape buffer and pointed out there is a considerable amount of vegetation on this property as you go to the north and on the adjacent properties as you go to the south. He stated if he planted additional evergreen trees, it would not accomplish much for screening. He stated that along 153rd Avenue there are no trees so he would prefer to plant in that location since it is somewhat of a busy street. He stated they are not adverse if the Planning Commission believes it is needed but this is single-family backing single- family and the lots flare out as they go the rear. Chairperson Nixt asked if the trees are predominantly on the common property line with the property to the west. Mr. Packer stated the tree survey shows 12-inch trees and greater, and the thicket contains small Ash. The more mature trees are located towards the center of the lot. Principal Planner Trudgeon agreed the thicket is quite dense and as you go to the south the trees thin out. However, on the property to the south there are more trees on the individual property owner's land. Chairperson Nixt asked what the required screening would be with the Density Transition requirement. Planning Commission/November 7, 2002 Page 10 of 16