02/12/2003 P&Z Minutes - Laserfiche WebLink

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Planning & Zoning Board February 12, 2003 APPROVED MINUTES Page 29 Birch Street/Hodgson Road Intersection. Obviously, the proposed development will affect area traffic patterns and escalate volum es encountered at the intersection of Birch Street and Hodgson Road. Recognizing this, th e City has initiated a feasibility study as requested by the applicant and the developer of the Spirit Hills pr oject north of the subject site. The feasibility study will exam ine traffic movements in the area and the need for a traffic signal at the intersection. Traffic related issues will need to be resolv ed prior to this development moving forward. Lots. The GB District requires a minimum lot size of 20,000 square feet. While all proposed lots exceed this requirement, it appe ars an error exists on the preliminary plat as the gross area of Lot 2 (1.18 acres) is listed as being great er than that of Lot 1 (1.05 acres). This should be corrected as a condition of preliminary plat approval. At this time, it is the applicant’s inten tion to develop the retail center upon Lot 1. Construction of other site uses will occur at such time when detailed plans are developed. As demonstrated via the submission of site plans, the configuration of the proposed lots are conducive to future commercial development and the proposed uses. Impervious Surface Coverage. As previously indicated, th e subject site lies within the Baldwin Lake Shoreland Overlay District. W ithin such district, the impervious surface coverage may not exceed 60 percent of a lot. According to the submitted site plan, an impervious surface coverage of 70 percen t is proposed upon Lots 1 and 2 while a coverage of 52 percent has been proposed for Lot 3. As a condition of preliminary plat approva l, impervious surface coverages must be reduced to comply with the requir ements of the shoreland ordinance. It is the opinion of staff that revisions necessary to meet the maximum 60 percent coverage requirement may result in significant modifications to the submitted site plan. In this regard, staff feels that this item should be addressed before the Planning and Zoning Board take formal action on the request. Streets. The preliminary plat illustrates a str eet segment of approximately 400 feet in length extending eastward from Hodgson Road. Future extension of the right-of-way dedication is planned to occur at such time when Outlot A is developed. As a condition of subdivision approval, a temporary cul-de-sac should be provided at the terminus of the roadway. While public street access is t echnically being provided to all three commercial lots, access to the retail building from the south is essentially provided via a private street. To accommodate such private street, the processing of a PDO, Planned Development Overlay is necessary. As a condition of preliminary plat approval, all street-related recommendations of the attached City Engineer’s memorandum should be satisfied.