Agenda - Planning Commission - 07/06/2017

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that drainage has not been adequately solved and therefore does not support the vacation of the drainage and utility easement. While not part any action this evening, the Preliminary Plat, as proposed, would not be possible if this easement were not vacated by the City. The Applicant will need to continue to address and solve for drainage for the project before there would be support to vacate this easement. 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 cul-de-sac. Alternatives Alternative 1: Motion to recommend approval of the Preliminary Plat contingent upon compliance with the Staff Review Letter, which does specifically address the cul-de-sac and easement concerns/issues. Generally speaking, Staff is supportive of the Preliminary Plat, assuming the drainage concern can be sufficiently addressed and the cul-de-sac design is revised to include the dedication of right -way. What is not known though is whether the dedication of right-of-way for the cul-de-sac will result in lots that do not meet the minimum lot size requirement. However, if the revised plans do result in deficiencies in lot size (or any other bulk standards), a revised Preliminary Plat would be routed back through the Planning Commission for consideration. Staff is supportive of this approach. Alternative 2: Motion to table action on the Preliminary Plat until the Applicant fully addresses the drainage easement concerns and submits a revised plan set that includes dedicated right-of-way for the cul-de-sac and what, if any, implications that has on the size and/or number of lots. While the Applicant is anxious to complete the entitlement process to complete a pending land transaction, there are some significant, unresolved concerns with the plat design that, if not solved for, would result in nonconformities. Staff would not object to delaying action until the Applicant and their design team better addresses these items that were identified during the Sketch Plan review. Alternative 3: Recommend the City Council not approve the Preliminary Plat. While there are some significant issues yet to be addressed, Staff believes that they can be resolved (whether the Applicant supports the necessary revisions or not is unknown). Staff would not support this option at this time. 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 at this point. Recommendation: As long as the plans can be revised in accordance with the Staff Review Letter, including solving for the drainage (and easement vacation) concern and the cul-de-sac design, Staff would recommend approval of the Preliminary Plat. If the revisions result in a change in lot configuration, number of lots, and/or deficiencies in lot size, the revised Preliminary Plat could be routed back through the Planning Commission. Note: both cul-de-sac size and stormwater management appear to have the potential to result in a net loss of a buildable lot. It may be reasonable to reduce the net buildable lots by one to better accommodate stormwater needs and culd-de-sac size. Action: