01-27-1999 Council Agenda - Laserfiche WebLink

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With the proximity of the ponding and wetland areas to the residential units, it would be helpful to have a proposed landscape plan which shows how these areas will be finished out. Many developments such as this one include patio spaces and other outdoor amenities which will need to be accommodated in the shallow rear yard area. With the necessary slope, it is unclear from the plans how the rear yard portions of units 23 through 29 will work. A landscaping plan illustrating this detail, as well as the screening from the north, should be submitted for City review prior to final approval. Another landscaping issue is within the pond areas. These areas will be dry at times and wet at others, depending on rainfall amounts and the rate of flow. Under this condition, ponding areas can become eyesores since they are neither wet enough to maintain a wetland vegetation, nor dry enough to sustain most ornamental plant materials. There are planting schemes which can better tolerate these conditions, and the developer's landscape plan should incorporate a planting plan which addresses the aesthetics of the ponding. Apart from the grading and landscaping detail, the plans vary slight from previous concepts. The earlier concept plans for the north part of the project included two small cul- de -sac bubbles across from Pitrina Way and David Circle. These cul -de -sacs helped to vary the streetscape along Allan Avenue. The current plan proposal maintains a continuous line of buildings which vary at the front building line only slightly. The density of this phase is lower than the maximum allowable density - approximately 10,500 square feet per unit, as compared to the minimum lot area requirement of 7,500 square feet per unit, Density of the development south of Allan Avenue is approximately 8,000 square feet per unit, which included street area as well. In summary, the plans as proposed are consistent with the original proposal in terms of density and land use. However, there are some design issues which would strengthen the project. These include a greater variation in the front line of the buildings, and landscaping plans which address rear yards and illustrate the screening from the north. A complete grading plan should also be submitted for approval of the City Engineer. The City may wish to see the additional plans prior to approval of the Preliminary Plat. If approved, the approval should be made contingent on the submission of a final landscaping plan and the City Engineer's approval of the grading and drainage. The Planning Commission and City Council should also comment on the change which has removed the cul -de -sacs from this phase of development. cc: Kathy Glanzer Greg Schmidt Terry Maurer Gordie Howe Page 4