Agenda - Planning Commission - 07/06/2017

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There are wetlands on the Subject Property that have been delineated. The Preliminary Plat needs to be revised to ensure that the drainage and utility easements extend at least sixteen and a half feet beyond the delineated boundary of the wetland(s). There are also wetland and storm water pond setbacks that are applicable. The Applicant must ensure that all wetland setback areas are encumbered with drainage and utility easements as outlined in the Staff Review Letter. 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. If landscaping is proposed to satisfy this standard, it must 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 reduce tree removal on the east side of the plat as a part of their density transitioning requirements. They have also expressed a willingness to plant coniferous trees along the rear of the above mentioned lots. An exhibit was recently submitted detailing a reduction in trees removed and revised grading of Lots 1-3 Block 1. Staff has not had adequate time to review the exhibit fully. 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. Rather than have a sidewalk terminate mid -block, this sidewalk should be extended to the northern boundary of the plat, which would allow for future connectivity should the land to the north develop. Utilities: More detail is requested by the engineering staff in regards to how the developers plan to connect the larger lot to services. It is currently showing these utilities passing through a drainage pond. 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 Ordinance, the EPB's concern was that the higher quality, more desirable oaks were being lost while lesser desirable species, such as box elder and cedar, would be preserved. This is primarily the result of how this site would be accessed (off the existing Lithium Street) and where those higher quality trees are located. After much discussion, the EPB ultimately recommended approval of the Tree Preservation and Landscape Plans with direction for Staff to continue to work with the Developer to try and preserve additional trees where possible. As noted previously, the Developer has prepared an exhibit for Lots 1-3 Block 1 that shows modified house pads with no grading in the rear yards in an attempt to retain additional trees. Alternatives Alternative 1: Recommend City Council approve the Preliminary Plat, Zoning Amendment and Comprehensive Plan Amendment contingent upon compliance with the Staff Review Letter. While the project will result in the loss of some significant tree cover (primarily oaks), it does comply with the Tree Preservation Ordinance. The Preliminary Plat does show a relocated driveway access to Highway 47 for Lot 5 Block 2 further north on the property to address concerns previously noted by the Planning Commission. While this project would require a