Agenda - Council - 09/12/2017 - Laserfiche WebLink

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Zoning: A majority of the Subject Property is currently zoned as R-1 Residential (Rural Developing). This allows for the development of single family, detached dwellings with a density of one (1) unit per 2.5 acres. As proposed, the project will require a Zoning Amendment to rezone the Property to R-1 Residential (MUSA), which would allow a net density of up to three (3) units per acre and a minimum lot size of 10,800 square feet. The proposed net density of the project is 1.54 units per acre and it appears to meet the minimum lot size and width standards of the R-1 Residential (MUSA) district. Dimensional/Bulk Standards: The Developer must demonstrate compliance with the bulk standards of the R-1 Residential (MUSA) district, based on the request for a Zoning and Comprehensive Plan Amendment. The Preliminary Plat appears to comply with the standards specified for this zoning district. Specifics are outlined in the Staff Review File. Wetlands: There are wetlands on the Subject Property that have been delineated. The Applicant has encumbered the minimum wetland setback of sixteen and a half feet (16.5') within drainage and utility easements. The Final Plat needs to be revised to ensure that the drainage and utility easements extend at least sixteen and a half feet (16.5') beyond the delineated boundary of the wetland(s). Density Transitioning: As proposed, the development is subject to the density transitioning standards found in City Code Section 117-110. Density transitioning applies to Lots 1-3 Block 1. Density transitioning landscaping has be shown on the landscape plan and should be located in a separate, commonly owned parcel to avoid removals by future homeowners or encumbered with a Landscape and/or Tree Preservation Easement. Discussion with the Applicant outlined the developer's willingness to attempt to reduce tree removal on the east side of the plat as a part of their density transitioning requirements. An exhibit, as part of the revised plan set, was recently submitted detailing a reduction in trees removed, reduced grading, and increased tree planting of Lots 1-3 Block 1. Streets and Access: Seven of the eight lots will gain access from an extension of the Lithium Street cul-de-sac. The eighth lot will retain access from Trunk Highway 47; however, the remainder of the boundary with TH 47 must be shown as restricted access on the Preliminary Plat and Final Plat. It appears that the proposed extension of the Lithium Street cul-de-sac does comply with the minimum design standards. Sidewalks: There is an existing sidewalk along Lithium Street that presently terminates at the edge of the temporary cul-de-sac. Staff is generally supportive of the sidewalk proposed by the Applicant. Staff also realizes the importance of ensuring that the sidewalk can be extended if and when Lithium St. is extended. Staff recommends the applicant prepare a future sidewalk extension exhibit to be recorded against the property along with the Plat. Utilities: Engineering requested additional information from the applicant regarding utilities in the Staff Tech Memo dated 8/23/17. The applicant has since submitted revised plans (most recent dating 9/1/17). More detail is requested by the engineering staff in regards to how the Applicant plans to connect the larger lot to services. Grading and Drainage: The project will be subject to review by the Lower Rum River Watershed Management Organization (LRRWMO) regarding both wetlands and storm water. A LRRWMO permit will be required. Tree Preservation/Natural Areas: The City's Environmental Policy Board (EPB) reviewed the Tree Preservation and Landscape Plans at their June 19, 2017 meeting. There was significant concern regarding the amount of loss of oaks on the Subject Property. The Natural Resources Inventory does indicate that there is a moderate quality oak forest on the Subject Property that would be significantly impacted by this project. While the project does comply with the City's Tree Preservation