Agenda - Planning Commission - 11/07/2002

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4O The wetlands have been appropriately delineated and should-be encumbered with drainage and utility easements on the final plat. The Engineering Staffhave reviewed the Preliminary Grading: Plan and Utility Plan. These plans are reco ~mmended for modifications subject to the points raised in the Staff Review Letter dated October 31, 2002. The preliminary plat will be reviewed by the Park .Commission on November 14. It is anticipated that park dedication will be satisfied with a cash payment. In addition, the DevelOper will be required to continue the trail along the north side of Alpine Drive. Sidewalks will be provided on all non cul-de-sac streets. The City does have a density transition ordinance in effect. No transitioning will be required to the north and east because of similar or denser development (Wildlife Sanctuary 2nd and Sunflower Ridge). The plat abuts 3 larger, rural lots on the west that are also zoned R-1 Residential, located within the Metropolitan Urban Service Area and eligible for redevelopment at urban standards. The Developer has prepared a detailed inventory and photos of a significant stand of trees along .the west boundary line. It is proposed that this existing tree cover will satisfy density transition requirements. The proposed density transitioning was reviewed by the Planning Commission on October 3 and City Council on October 15. Both the Planning Commission and City Council seemed receptive to the transitioning proposal. The Preliminary Tree Plan submitted with the preliminary plat does not adequately identify the preservation of the existing tree cover on the west property boundary. Under the new landscaping requirements, City Code requires the addition of two overstory trees to each lot; at least 25% of the new plantings must be deciduous and at least 25% must be coniferous. Credit may also be given for new planting requirements: if there is existing, significant trees, of an acceptable species, to be preserved on any of the lots, This requirement is not reflected on each lot in the Preliminary Tree Plan. The Tree Plan needs to be modified accordingly. RecommendatiOn: City Staff recommends preliminary plat approval contingent upon compliance with City Staff Review Letter dated November 1, 2002. Commission Action: Motion to recommend that City Council approve the preliminary plat contingent upon compliance with the City Staff Review Letter dated November 1, 2002. Review Checklist: Principal City Engineer City Engineer Principal Planner Copy to: Parks & Utilities SuperviSor Associate Planner PC: 11/7/02 I I I i I1 ! I I ! ! ! I