Laserfiche WebLink
can not be built on without the retaining walls, the wails are a necessary part <br />of the plat, just as any other grading. If the walls are not constructed until <br />each individual owner buildings a house, stormwater will be difficult, if not <br />impossible, to control, and changes made by individual homeowners will have <br />impacts on building on adjoining lots. <br />Landscaping along the walls (if approved) is intensified to include more vines <br />from the lower edge, and some trailing shrubs (especially evergreen species) <br />from the top edge. <br />These changes to the current submission would begin to mitigate new concerns raised <br />by the significant changes to the development. Because the large retaining walls, both <br />on the private lots and within the public right -of -way, are new features of the project, <br />planning staff is concerned that the public hearing held last fall (while address a <br />generally similar lot layout) did not adequately present the project as it would be built. <br />Moreover, planning staff is concerned that the retaining walls that are a part of the street <br />project would become a public problem since they sit on public right -of -way. The <br />conditions of approval listed above attempt to make the maintenance and reconstruction <br />(if necessary) a private matter, but the City will undoubtedly be drawn into any legal <br />battles that flow from the design or its failure. Because of these issues, planning staff <br />does not recommend approval of the final plat as as submitted. The changes, in planning <br />staffs opinion, constitute substantial revisions to the preliminary plat, and should be <br />considered at a new public hearing as an amendment to the approved preliminary plat <br />prior to final plat review. <br />pc: Kathy Glanzer <br />Steve Westerhaus <br />Lee Elfering <br />Greg Schroeder <br />