2003 Planning Commission Packets

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--: =� - I:i:a=. .-'---. . � .:� .� �- '_°��. __�.. ie= �___..,.._.. .Yr_...___ ... l�.1 =-� ° _. _..... L''c,i:� _ ..v.=�..._ :_ ' _.. _ y Longview Estates PC Report November 19, 2003 Page 2 Staff pointed out that the Commission's role in this process was to review the subdivision and to assess whether it satisfied the requirements and standards of the Zoning Code, Subdivision Code and the Comprehensive Plan. The hydrology issues and wetland alterations, while undeniably a critical component of the subdivision, are outside of the Planning Commission's scope of review. From a technical standpoint, the subdivision DOES meet all Code requirements. From an intensity of use perspective, considering the various environmental factors, the question that needs to be answered is, Can the parcel support a 15-lot subdivision? Nov 5, 2003 Public Hearinq: The residents who spoke at the public hearing on November 5, 2003 were opposed to the development, many stressing the hydrological conditions of the site and the potential impact of the development. Others were concerned about the traffic impacts of the proposed 15-lot subdivision. Some Longview Drive residents questioned the suitability ofi the soils for construction and what the impact would be from the extensive fill brought onto the site. Two letters from residents opposing the proposal were provided to the Planning Commission at the November 5th meeting. These two letters, along with a third letter received after the meeting, are attached to this report. A final issue was raised concerning liability, insofar as who would be liable if basements flooded or if other damages occurred. While the City Attorney will address liability at the City Council meeting, generally speaking if damages directly attributable to the development occur, the developerwould be held responsible. Before any work could commence on the site, the developer would be required to provide a financial guarantee to address and correct any deficiencies. At the Commission meeting, Mr. Harstad displayed and described to the Commission and residents the previous plans that had been submitted forthis land, beginning with the original eleven-lot subdivision and concluding with a 26-lot subdivision. The current 15-lot subdivision represents the maximum and most intense development possible for the seven acre site. At the meeting on November 5, the Planning Commission requested documentation from Rice Creek Watershed District regarding the previous submittal and reports drafted for the watershed's Board of Commissioners. Thus far staff has only received a permit status report. If the original report to the Board or Commissioners is received after this report is completed, staff will provide copies at the meeting on November 19th. Comprehensive Plan: The Comprehensive Plan Future Land Use Map designates the Longview Estates parcel as single family detached. W hile this designation is consistent with the proposed subdivision, one of the stated goals under the land use component of the Comprehensive Plan is to "Ensure that community development is compatible with features of the natural environment and is accommodated without destroying desirable environmental features and natural amenities." Any subdivision should be accomplished with as little impact and alteration as possible.