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Franning & Zoning Board June 13, 2001 Page 27 1. That the property in question cannot be put to a reasonable use of used under conditions allowed by the official controls. 2. That the plight of the landowners was due to physical circumstance unique to his property not created by the landowner. 3. That the hardship was not due to economic considerations alone and when a reasonable use for the property exists under the terms of the ordinance. 4. That granting the variance requested would not confer on the applicant any special privilege that would be denied by this ordinance to other lands, structures, or buildings in the same district. 5. That the proposed actions would be in keeping with the spirit and intent of the ordinance. Staff stated the Planning and Zoning Board may consider that the site was impacted by wetlands and it was located at the intersection of two collector roads thereby limiting design options as a basis for granting the variance. Staff indicated the applicant had submitted grading information that was subject to the review and approval of the City Engineer. Staff stated an existing shed and pole building were located win the new street right-of-way and must be removed. Staff indicated utilities existed in both 12t and Holly ;;and extension of utilities down the proposed cul-de-sac was proposed. The water main nee 1 to be looped to 12th Street. The utilities plan was subject to City Engineer review and appeal. Holly and 12th were both major collector roads. The purpose of major collector34s,to channel traffic, and direct access from lots was discouraged. The number of lots front ag�on Avenue had been reduced from five lots in the concept plan to one lot in tl;keztelimin4ry plat. The number of lots fronting on Holly Drive had increased from zero to one The rest ofie lots were proposed to front on a new cul- de-sac street. Based on modificationto hh'i which reduced the number of accesses staff supported the layout. Staff stated a trail was envisioned along Holly Drive, but had not been designed vet. It had not been decided whether the trait would be on the north or south side of Holly. It would be within the road right-of-way. A trail exi;Lted on the east side of 12th Ave. as part of Peregrine Pass. Park dedication for this new development would be cash. Staff stated wetlands exist in the north central and southeast portions of the site. Although the boundaries of wetlands are shown on the preliminary plat, a wetland delineation report had been submitted. Rice Creek Watershed District has granted a TWAFAA (tabled with approval for administrative action) for the development. Staff indicated the site was a former pine tree plantation. A plan for tree preservation has been submitted. The Environmental Board had suggested that some of the trees might be moved. Staff stated because the site was located at the intersection of two collector roads staff would work with the applicants to develop a landscaping plan to provide a buffer between the right-of- way and the homes to be constructed.