02-18-2025 Planning Commission Packet (2)

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Date Application Received: 10/23/2024 Date Application Considered as Complete: 11/06/2024 120-Day Review Period Extension Expires: 05/06/2025 To: Chair Bollis and Planning Commission Members Adam Edwards, City Administrator From: Melanie Curtis, Planner mcc Date: 18 February 2025 Subject: #LA24-000059, Blue Pencil Collective/Kelsey Johnson (Developer) o/b/o Bradley Pass • 215 North Arm Lane, including PIDs 06-117-23-24-0002 and 06-117-23-23-0021 • Subdivision/Preliminary Plat: “Idyllvale Shores” • Public Hearing – Continued (Review #2) *REVISED* PRELIMINARY PLAT REVIEW This application was tabled at the November 18, 2024 meeting where the Developer was directed to make revisions based on staff recommendation and feedback from the planning commission and members of the public. The developer was asked to revise the plans in response to the following comments: 1. The lot area calculations should be revised: Gross; Wet; and Dry, Contiguous calculations should be provided. Complete. 2. Lots and outlots should be labeled as such. Complete. 3. Identify steep slopes, bluffs, and any slopes over 30% that are not bluffs. Complete. 4. Provide an additional drawing that shows the entire preliminary plat on one page. Complete. 5. Update the widths for Drainage and Utility Easements. Complete. 6. Topographic contours should be clearly labeled – existing and proposed. Complete. 7. Remove accessory structures and the lines showing the accessory structure setbacks. Complete. 8. Show all principal building setbacks/building envelopes. Complete. 9. 75-foot setback from the OHWL should be depicted. Complete. The applicant provided a revised preliminary plat (dated 01/18/2025), addressing the majority of the comments, which is attached as Exhibit B. They are proposing five, 2+ acre lots, one outlot, and a public road. Road Layout and Standards The developer is proposing to extend North Arm Lane with the new road terminating in a cul-de-sac in front of proposed Lot 1. As shown, the plans reflect a 50-foot-wide road corridor extending to the west containing a wide 24-foot-wide paved, curbed road to serve the lots in the development. The new public road is proposed to extend 600 feet beyond the northerly extent of the existing North Arm Lane off of North Arm Drive. This configuration results in a total road length of approximately 1,500 feet. The City standards limit dead-end roads to 1,000 linear feet maximum. The Commission should discuss this, however there does not appear to be a viable alternate access that would conform. The radius of the revised roadway curve does not meet the City’s requirements. The Developer should provide turning radius exhibits for fire apparatus and emergency response vehicles. As this is a low-volume/low-speed residential road, the City could accept a 90-degree turn, as long as an emergency vehicle can make the turn. If Application Summary: The revised application (dated 01/18/2025) contemplates preliminary plat approval to create five, 2+ acre buildable lots and a new private road. The existing properties are within the LR-1A and RR-1B districts. The properties will be served by a new, public road with a cul-de-sac extending north off of North Arm Lane. All lots will be served by private wells and septic systems. Staff Recommendation: Staff recommends tabling the application to allow the Developer to revise the plans to address the comments from the MCWD and the City Engineer. 135