09-19-2005 Planning Commission Packet

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, #OS-3131 September 15,2005 � Page 3 Citv En�ineer Conunents 9-13-05. The City Engineer has provicied corruiients on the revised plans, attached as Exhibit C. His coininents related to engineering matters include the standard request for plvement design and geotechnical reports,drainage calculations,and level of detail required in final design plans. Additionally,he notes that in order to maintain appropriate fieeboard for the walkouts on Lots 8-9-10, the walkout elevations need to be raised; also, that the proposed street gYades will dam water on the church property unless road desigli changes or a storm sewer is added. MCWD Comments 8-4-05. The Miruiehaha Creek Watershed District has concluded(see Exhibit D) that the wetland exteilsion in Lot 8 is not "incidental", and therefore is regulated under WCA rules.Applicant is apparently proposing to fill 1600 s.f. of that wetland to gain more buildable area within Lot 8. Wetland Ordinance Impacts. The new Wetland Ordinance desigrlates tlus wetland, incluciing its extensions into Lots 8 and 10,as being a"Manage 2"protection classification,requiring a 25'bufFer plus 20' strucriire setback from the buffer. In staff's discussions with Renae Clark of MCWD, she indicated that MCWD would treat the wetland extensions(i.e.the ditch area in Lot 10 a.nd the small pothole in Lot 8) as part of the main wetlaud body for buffer purposes. This will have a significant impact by reducing the buildable area witlun Lots 7,8,9 and 10,which has not been accounted for in the current plans, but is sketched in for discussion purposes on Exhibit A-2. Park Conunission Re,guest for Trail Easement. The Park Comnussion reviewed this plat at their September ineeting and recon�snended that a 10' trail easement be established within the property along Willow Drive. This easement would allow flexibility in the development of of trail connections to Hackberry Park. Conservation Desi�n. Applicant is aware that the City would like this project to incorporate elements of Conservation Design,as this area adjacent to Willow Drive was the subject of a specific ecological analysis by DSU as part of the Rural Oasis Study. Inherent in that is the retention of natural views into tlie site from the southwest, i.e. from the Hackberry neighborhood and from northbound traffic on Willow. Perhaps the best way to accomplish this would be for the applicant to provide an existing tree and vegetation survey as well as a proposed visual buffer plan,defining what existing visual elements (trees, slu�ubs, topography) will be retained, what will be destroyed via development, and what will be replaced in order to meet the City's goals for tlus site. The prelinunary plat and grading/drainage/utility plans provided to date do not specifically provide the level of information to adequately address the visual impacts of this development. General Comments Many of the comments noted iii the July PC memo are still applicable. Planning Commission reached coiichisions on certain topics at the July meeting, as noted in the July 25 Notice of PC Action, including: - RPUD is the appropriate zone for this development;based on the current RR-1B underlying zoning tlZat allows the church use via CUP, the church lot(Lot 2) should be excluded froni the rezoning to RPUD. (OK)