06-28-2012 Council Agenda - Laserfiche WebLink

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Lots 8, 9, and 10 do not meet the minimum lot width requirement. Lot 7 has a rear yard setback issue, dependent upon the line identified as the rear lot line. This should be clarified at the time of Preliminary Plat. Setback information has not been provided for Lots 1, 2, and 3. The applicant shall be required to provide building envelopes for the lots, illustrating that all setback requirements have been met. The applicant shall also be required to provide an alternate design for Lots 7, 8, 9, and 10 to meet the minimum requirements for the district. Wetlands. As stated above, the site contains a 1.8 acre wetland. As proposed, Lots 1 and 6 would encroach on this wetland. This wetland is located within the City's Wetland Systems District. Land owners or developers desiring to develop land or construct any dwelling or any other artificial obstruction on land located within any of the wetlands district within the City must obtain a Conditional Use Permit and submit a wetland systems impact plan. The purpose of the wetland systems impact plan is to eliminate potential pollution, erosion and siltation. The wetland systems impact plan is required to contain provisions for sediment control, water management, maintenance of landscaped features, and any additional matters intended to improve or maintain the quality of the environment. Such a plan shall set forth proposed changes requested by the applicant and affirmatively disclose what, if any, change will be made in the natural condition of the earth, including loss or change of earth ground cover, destruction of trees, grade changes and its effect, if any, upon lakes, streams, water courses and marshes, lowlands and wetlands in the area. The plan shall minimize tree removal, ground cover change, loss of natural vegetation, and grade changes as much as possible, and shall affirmatively provide for the relocation or replanting of as many trees as possible which are proposed to be removed. The design of said subdivision shall clearly reflect all necessary measures of protection to insure against adverse environmental impact. The applicant shall submit a wetland systems impact plan and obtain a Conditional Use Permit as a part of the Preliminary Plat application. Staff also recommends that the applicant provide pedestrian trail connections to the wetland and park area. Finally, the applicant should confer with the Parks Commission to determine park and trail configurations in the subdivision. Streets and Access. A 50 -foot minimum street right -of -way width is required for single family residential local streets. The applicant is proposing a 50 -foot street ending in a cul -de -sac on the northern edge of the site. No details have been provided on street layouts surrounding the plat. Said information is necessary to evaluate the feasibility of the location of the access point onto Labore Road. Because of the topography, it appears that the applicant may need to request a variance from the 500 foot cul -de -sac length. Planning staff believes that this variance could be supported given the site conditions in the area, and the lack of alternative access. 2