09-22-2004 Council Agenda - Laserfiche WebLink

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way width of the cul -de -sac is considered acceptable, some concern exists in regard to resulting significant tree loss (including two 20 inch Maples). To address this concern, it is suggested that the configuration of the cul -de -sac (and resulting bordering lots) be reconfigured to preserve as many significant trees as possible. Lots. The plat consists of 12 lots ranging in size from 10,969 square feet to 27,603 square feet. While all lots have been found to meet or exceed minimum area and width requirements of the R -1 district, it is important to note that their configuration (and associated mass grading) would result in the loss of approximately 45 significant trees. As mentioned previously, it is recommended that the design of the subdivision be reconfigured to retain as many significant trees as possible. It is recognized that such modification may result in the loss of a lot (or lots) and that the custom grading of lots may be required. Planning staff has provided an alternative layout that reduces the density, minimizes the impact on the wetland /drainageway, and allows for a plat that can be custom graded to minimize loss of trees in the subdivision. Because the plat is proposed to be mass - graded, virtually all of the existing tree cover would be lost to accommodate the 12 -lot design. The City's Comprehensive Plan promotes the preservation of existing vegetation, and the Subdivision Ordinance requires that developers make accommodations to existing grade and vegetation in the design of their projects. The proposed project does not meet those standards. Setbacks. While it appears that all proposed lots have an ability to meet applicable setback requirements, such setbacks should be illustrated on the preliminary plat. Grading, Drainage and Utilities. As required by ordinance, a grading and drainage plan and a utility plan have been submitted for review. Such plans should be subject to review and comment by the City Engineer. Particular comment should be provided in regard to wetland impacts and the acceptability of the proposed ponding areas along the east side of the property. Tree Replacement. The proposed mass grading of the site will eliminate virtually all of the natural vegetation on the property. The City's zoning ordinance requires that the loss of significant trees to develop requires a 1:1 replacement, up to a maximum of 30 caliper trees per acre. This results in a tree replacement requirement of 165 inches for the subdivision. Regardless of whether or not the subdivision design is modified to retain existing significant trees, compliance with the City's tree replacement requirements should be demonstrated via the submission of a landscape /tree replacement plan. 2