04/11/2001 P&Z Packet - Laserfiche WebLink

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• • • The creation of an overall homeowners association is advisable. Language regarding property maintenance and demarcation of the wetland edge could be included in the documents so that the association is responsible for the maintenance and therefore, it does not become a City expense. Lot Size and Layout: All of the gross lot areas meet or exceed the shoreland standard of 10,800 square feet. The applicant needs to provide an analysis of individual lot areas excluding wetlands. The base lot calculation for the townhomes requires 5,000 square feet per unit and the project as designed is at approximately 9,600 square feet per unit. Generally speaking, NAC believes a better site design could be created to address transition to existing and future land uses and to respect the natural features on the site. Utilities /Grading and Drainage: The office of the City Engineer has reviewed the application and comments are attached related to these items. Transportation: There are two accesses proposed, both onto County roads. The location and design of the intersections are under County jurisdiction. No comments have been received to date. County permits will be required. Parks and Trails: This site is adjacent to the County park. No additional land dedication is required. Park dedication will be cash fees in lieu of land and will be paid in the amount in effect at the time of final plat. There was historically a trail proposed by the County in the vicinity of this plan. However, that trail has been eliminated from the County's plan and therefore, no connection is necessary through this area. Site Plan: The area proposed for townhomes requires a full submittal regarding site layout, parking unit design, unit exteriors, landscaping, etc. Because of the number and location of the units, NAC believes all details related to the proposal should be part of this review. Wetlands: There are 8.84 acres of wetlands on the property. Some is proposed to be filled to accommodate road crossings. The wetland delineation and related plans are subject to the review and permitting of Rice Creek Watershed District (RCWD), which oversees the Wetland Conservation Act (WCA). It is the City staff's policy to require preliminary approval from RCWD before City staff recommends final action by the Planning and Zoning Board. OPTIONS FOR PLANNING AND ZONING BOARD ACTION: 1. Recommend denial of the application as submitted based on the issues as outlined in the planning report, lack of information relating to the site plan, and lack of Rice Creek Watershed review. 3