Agenda - Planning Commission - 07/06/2017

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Density: The R-1 Residential regulations for the MUSA area allows a net density of up to 3 units per acre (excluding wetlands and major road rights -of -way). The proposed density is calculated to be 3 units per acre. Floodplains. There are no floodplains in the project area. Wetlands: Must have wetland delineation to determine whether wetlands are present. The large drainage easements as part of the Now and Then Estates are present on this plat and on the adjacent property and it appears that over time, this area may have developed wetland characteristics. Landscaping: See landscape and environmental resources for specific comments about landscaping and tree removal. Each lot is required to have two (2) front yard trees installed. The plan currently does show new proposed trees and meets minimum requirements. Deciduous trees shall be at least one (1) inch in diameter and coniferous trees shall be at least five (5) feet in height. Each lot is subject to the City's topsoil requirement. There are no oaks present in the tree inventory. Density Transitioning: As proposed, the development is not subject to the density transitioning standards based on the zoning of the adjacent properties. Streets and Access: The proposed Sketch Plan shows the extension of 168th Lane NW into a temporary cul- de-sac. The cul-de-sac shall be designed and built to comply with the minimum design standards in City Code. The proposed subdivision is bordered by 168th Avenue NW along the existing south property line and existing residential developments along all other property lines. The plan is proposing access to six (6) of the new lots by the extension of 168th Lane NW, which would comply with allowable cul-de-sac length. Lots 4 and 5, Block 2 will be accessed from 168th Avenue Northwest. Design of cul-de-sac must meet minimum standards for radius, width, and right of way as per sec 117-614. Lot size would likely need to be adjusted. Sidewalks: Sidewalk will be required along the north side of 168th Lane NW to the new cul-de-sac bulb. A portion of this sidewalk would extend beyond the boundaries of the Plat to connect back to Kamacite St NW. The City is open to discussing cost allocations for that portion of sidewalk. Utilities and Municipal Services: All new lots will be serviced with municipal utilities. The plans must show the existing utility stubs for the existing house and clearly show that the existing home will connect to municipal utilities as part of this project. Grading and Drainage Plans: A permit from the LRRWMO will be required. There is a significant drainage easement over a portion of the Property that is proposed to be vacated. The Engineering Department has noted a concern with this vacation and is not supportive of it without additional information to verify that drainage can still be sufficiently managed. The lowest floor of each home must follow LRRWMO rules. Lowest floor must be at least three (3) feet above the water table, two (2) feet above the 100-year event, and one (1) foot above emergency overflow. Distance from ground water must be verified. See engineering review for more detailed grading and drainage comments. Development Fees: Development Fees will be due with the Plat including, but not limited to, Park Dedication, Trail Development, Storm water Management, Trunk Water and Trunk Sanitary Sewer, and Lateral Benefit Charges for Sewer and Water (only applicable for Lots 4-5, Block 2). These fees are collected at the time the Final Plat is recorded and at the rate in effect when the final plat is recorded. Development Agreement: An executed Development Agreement will be required prior to releasing the plat for recording. An engineer's estimate for public improvements will be required with the submitted final plat