Agenda - Planning Commission - 06/12/2017 - Special

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Density Transitioning: As proposed, the development is not subject to the density transitioning standards. However, it is worth noting that there is an existing line of mature evergreen trees along the entire length of the eastern boundary of the Property. Streets and Access: Six of the eight lots will gain access from an extension of the 168th Lane NW cul-de-sac. The existing home and the proposed Lot 4, Block 1 will be accessed from 168th Avenue Northwest. It appears that the proposed extension of 168th Lane NW terminates in a temporary cul-de-sac. Staff would note that this cul-de-sac will need to be constructed to meet the minimum street design standards and shall have the necessary right-of-way dedicated as well. Sidewalks: The Sketch Plan does not include any indication of a sidewalk along the proposed extension of 168th Lane. There is an existing sidewalk on the north side of 168th Lane that ends at the intersection with Kamacite Street. There is an existing lot east of this intersection, but outside the boundaries of the Sketch Plan, with no sidewalk. If sidewalk were required along the north side of the street, it would have to extend beyond the boundary of the Property to connect with Kamacite Street. Utilities and Municipal Services: The applicant proposes connecting the new lots to city services, but has not specified whether the existing home will be connected. The assumption is that Lot 5, Block 2 would connect to city services as the Sketch Plan does indicate that the private utilities would be abandoned. Grading and Drainage: The project will be subject to review by the Lower Rum River Watershed Management Organization (LRRWMO) regarding both wetlands and stomrwater. A LRRWMO permit will be required. The Applicant proposes to vacate a fairly large, existing drainage easement (130 feet by 115 feet in area). The Grading and Drainage Plans will need to clearly resolve how the stormwater would be addressed so that it does not negatively impact adjacent properties or move outside designated easements. Landform has since proposed improvements to ensure proper drainage in a memo. This memo will be reviewed by the Engineering Staff as part of the Preliminary Plat process. Landscaping: The plan narrative indicates that the amount of significant tree Diameter at Breast Height (DBH) inches removed will exceed the allowable threshold by twenty-two (22) inches. However, the narrative also notes that twenty-eight (28) inches will be planted to satisfy the replacement standards, which can include the base landscaping requirements of two (2) trees per lot. Deciduous trees shall be at lease one inch in diameter and coniferous trees shall be at lease five feet in height. Each lot is subject to City's topsoil requirement. Miscellaneous: It appears that Temporary Construction Easements will need to be obtained from the two (2) adjacent property owners west of the Property to address the removal of the existing, temporary cul-de-sac. Funding Source: All costs associated with processing the Application are the responsibility of the Applicant. There are no City funds proposed to be utilized for the construction of this project. Recommendation: City Staff is recommending that the Planning Commission approve the Sketch Plan and direct the Developer to proceed to preparing a Preliminary Plat, with the considerations listed in the staff report. Action: