12/13/2006 P&Z Packet - Laserfiche WebLink

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etbacks: The applicant previously proposed to deviate from the 40 foot front setback required for principal uildings in the R -1 zone along collector or arterial roadways. Birch Street is a County State Aid Highway and therefore qualifies as an arterial roadway. They are now proposing 40 foot front setbacks for both of the new dwellings, so this variance request has been withdrawn. To allow for the additional setback the applicant has reduced the building pads. The pad for Lot 1 is now 65 feet wide and 34 feet deep. The pad for Lot 2 is now 65 feet wide and 40 feet deep. Streets: Birch Street is an existing road and no additional roads are being proposed. The existing road system can accommodate the traffic generated by the new homes, and the right of way is already dedicated to the required width of 60 feet from center line. Birch Street is a County State Aid Highway and acts as a major east to west arterial for the entire city. As such, the number of accesses for private drives and city streets should be minimized. In this case plans have indicated a consolidated drive for the two proposed lots. A joint access easement and maintenance agreement will need to be submitted with the final plat. Landscaping: When abutting an arterial, residential developments are required to provide a `buffer yard'. The zoning ordinance has very specific standards for buffer yards. The applicant will need to submit a landscaping plan that clearly meets these requirements. Park Dedication: The current subdivision ordinance includes park dedication in the amount of $2075 per residential unit, less any land dedication. There is no land dedication needed, as Shenandoah Park is nearby. This property will be charged for the one additional lot being created. Utilities: Sanitary sewer and water is already in place in Birch Street. Both of the proposed lots must connect to utilities. Onsite septic systems must be abandoned according to law. In addition, any existing wells likely will have to be capped because of proximity to new sanitary sewer lines. The property to the east is connected to the sewer line near the northeast corner of the subject site. The utility plan needs to be revised to indicate the location of this connection to verify that it lies within drainage and utility easements and that it will not conflict with the infiltration area indicated on the submitted plans. These and other issues discussed in the City Engineer review memo must be addressed to his satisfaction. Additionally, it was brought up at the previous meeting that the city did install two service points when the pipe was placed in Birch Street. The city installs these services based on the width of the property and to allow for the maximum flexibility in the future development of a vacant parcel. The property was not assessed for that installation project, so the applicant has not paid for the services nor was the installation of two services a promise to allow two lots in the future. Grading & Drainage: The grading and drainage plans have been reviewed by the City Engineer and his comments will need to be addressed to his satisfaction prior to the site being developed. Specifically the engineer requested additional drainage information from the applicant to confirm that the drainage calculations where accurate. This information was received by the engineering department, but a review of that information could not be completed prior to this packet being distributed. Therefore that is an outstanding issue that prevents the city engineer from giving a recommendation at this time. iThe plan is also subject to review and approval from the Rice Creek Watershed District. Staff has received a copy of the CAPROC (Conditional Approval Pending Receipt Of Changes) from RCWD