02-16-2010 Planning Commission Packet

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, '' 10-3446 11 February 2010 Page 3 of 4 At first glance, it appears that a few of the lots are acceptable. The three northern lots appear to have awkward building envelopes and do not appear to meet the required lot area minimum due to the bluff and steep slopes. Further refinement of lot lines may alleviate some of the borderline lot area issues; however it appears that two of the lots likely need to be eliminated based solely on the calculable buildable acreage (see discussion below). The developer should provide the bluff analysis including a perpendicular cross-section to assure the bluff has been correctly defined. Road Layout and Standards The proposed road corridor is 50 feet in width with a 100' diameter cul-de-sac as required by the Subdivision Ordinance and the CMP for a local private road. The standard paved width for this road would be 24 feet with a 50 foot diameter cul-de-sac. Street design information is required at the time of preliminary plat for the City Engineer's review. The City would expect that the existing cut for the current driveway at Wildhurst be eliminated and the remainder of the driveway, as it cuts through Lots 5 and 6, be removed. Park/Trail Easement/Fees or Dedication Needed The CMP indicates that no future trails are proposed along Wildhurst Trail. Because of the proximity to the City park property and the sensitive nature of the bluffs and ravine Planning Commission and Council will be asked to consider whether dedication of land (presurriably the ravine and bluff area) or an 8% Park Dedication Fee would be more appropriate. Road Improvements and/or Easements Needed The City will require a Road, Drainage and Utilities Easement over the private road, which should be platted as an outlot. The City would require standard perimeter and drainage easements around all property boundaries in the plat as well as Conservation and Flowage Easements over any delineated wetlands. � Due to the nature of the topography on this property the developer should consider a master grading plan which includes building pad locations as part of the preliminary plat review process. Stormwater and Drainage Improvements The property will be subject to the Stormwater and Drainage Trunk Fee. Utility Locations and Availability The property would be served by public sewer and private wells. Sewer lines are located in Wildhurst Trail and it is likely installation of a short extension will be necessary to serve the development. Wetlands on Site and/or Impacted No wetlands have been indentified on the property. Woodland Impacts & Conservation Design The developer should be advised that this subdivision will be subject to the City's newly adopted Conservation Design ordinance. This property will be reviewed in terms of the Rural Oasis goals and policies which have been approved by the City Council and are supported within this ordinance; attached in its entirety as Exhibit E.