12/12/2007 P&Z Packet - Laserfiche WebLink

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Streets & Utilities: Ruffed Grouse is already in place and Lot 1 will have a drive way cut added to allow access to the site. Sanitary sewer and water are located within the right of way. The drainage and utility easement will need to cover the typical 5 feet on the side property lines, and 10 feet on the front. Additionally, the flood plain elevation level will need to be covered with an easement. The final location of that easement will be dictated by the changes to the grading plan necessitated to meet the Floodplain Ordinance requirement of 15 feet surrounding the structure at a level no more than one foot below the regulatory flood protection elevation for the area. Grading: The grading plan has been reviewed by the City Engineer and his comments will need to be addressed to his satisfaction prior to the site being developed. Significant changes will be necessitated by the Floodplain Ordinance requirements above. Park Dedication: There is no land dedication needed, as Quail Ridge Park is nearby, so the typical park dedication fee will be collected with the Development Agreement. Environmental Board: The Environmental Board reviewed the project on November 28, 2007. Their comments are attached. The most important of those being that they suggest increasing the lot to include a portion of Outlot A so the structure can be removed from the floodplain and the shore impact zone disturbance can be minimized. They have also requested that a tree preservation plan be submitted for the review of staff. RECOMMENDATION Staff is recommending continuing the public hearing to the January 9, 2008 Planning and Zoning Board with the following items needing to be addressed: 1. Issues discussed in the City Engineer review memo must be addressed to his satisfaction. 2. A tree preservation plan be submitted and reviewed by the City's Environmental Coordinator. 3. The developer must submit a plan demonstrating that Outlot A has enough area for a building pad that meets the city's requirements without the need for drastic variances. 4. The plans must be updated to meet the Floodplain Ordinance requirement that the 15 feet surrounding the structure be at a level no more than 1 foot below the regulatory flood protection elevation for the area. 5. The plans need to clearly identify the correct Ordinary High Water Level, Wetland Delineation, Flood Plain, and the Shore Impact Zone. 6. A Rezoning to R -1X and a Variance to the Shoreland Ordinance OHWL setback and a Conditional Use Permit for placement of a structure within a floodplain be properly noticed and scheduled for a Public Hearing. This review is based on the following plans and information: City Engineer Comments dated December 6, 2007 Environmental Board Comments from November 28, 2007 Marshan Meadows 2nd Plan Packet received November 30, 2007