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tl * <br />W5-J097 <br />Jmm 20,2005 <br />Page3or4 <br />4. Proposed public road improvements: In order to meet sight distanee standards a <br />section of Fox Street must be lowered to meet vertical curve requirements. This <br />means that the easterly approximately 250 ’ from the new road access would be <br />lowered 1-5’, depending on where you are in the curve. This gives 400 ’ of <br />stopping distance from the crest of the hill to the new road access, meeting City <br />Engineer standards. <br />5. Elimination of unnecessary accesses onto Fox Street: At the time of new <br />development, it has been City policy that all unnecessary accesses be eliminated. <br />This is of greater importance on this stretch of Fox Street where sight distance <br />issues exist. Staff would recommend that any preliminary plat apprwal <br />recommendation include elimination of the existing drive access at the west end <br />of the site as well as the guest house access. The City Engineer has determined <br />that a driveway connecting the guest house to the existing main house drive can <br />be achieved. <br />6. Septic sites for proposed Lot 6: Both the main house and the guest house have <br />non-conforming septic systems that must be replaced by 12-31-2010. Tlie City ’s <br />Septic Code requires primary and alternate 5 bedroom septic sites for both the <br />main house and guest house for a total of four, 5 bedroom sites. The applicants <br />have proposed two 5 bedroom sites. The applicants will either have to find two <br />additional septic sites, or expand the existing five bedroom sites to 7 bedroom <br />sites to accommodate the guest house. This is technically a variance from the <br />septic code and the Planning Commission should determine whether this is <br />acceptable for new development. <br />7. Rural Oasis study: Staff feels the City Council should determine what, if <br />anything, the applicant should be required to complete to meet the goals of the <br />ru^ oasis study. <br />8. Account for "ditch wetlands" on proposed Lot 5: At the last Planning <br />Commission meeting the applicants were directed to re-configure lot lines so that <br />the wetlands labeled ditch wetlands could be deducted from the dry buildable <br />acreage and still meet a 2 acre minimum. The applicants have made this revision <br />and it is shown on the revised plans. <br />9. TYail Easement: The Park Commission has determined they will not seek a trail <br />easement. <br />10. Blt^: It appears that the bluff on proposed lot 5 and subsequently the 30’ setback <br />from the top of bluff have been shown incorrectly. Staffs analysis puts the <br />existing house, at the closest location, approximately 20’ from the top of bluff. <br />While the existing house retains a legal non-con fomiing status, it should be noted <br />at the point a new house is constructed the 30’ setback from the top of bluff would <br />have to be met.