05-17-2010 Planning Commission Packet

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r F 10-3460 li May 2010 ' Page 4 of 7 by an architect and shall show the following for all structures other than single-family detached dwellings: building elevations; type and color of exterior building materials; typical floor plans; dimensions of all structures; and the location of all trash and recycling containers and all mechanical equipment. The applicant has provided some of the required information with this concept plan review. The remainder of the information must be submitted for the master plan review process. A materials sample board will also be required. Flexibilitv. The uniqueness of each RPUD requires that specifications and standards for streets, utilities, public facilities and subdivisions may be subject to modification from the city ordinances ordinarily governing them. According to City Code 82-281 the minimum right-of-way width for a private street serving 7+ � residences must be 50-feet in width with a paved roadway of 28 feet. The applicant has proposed private streets within the development of 24 feet in paved width. Traffic studies. The city may reguire a traffic analysis to be prepared by a registered traffic engineer approved by the city to assess potential traffic impacts on local streets. All access to the development is proposed to be via Fire Station Drive. Fire Station Drive is considered a local street. Willow Drive is classified as a collector street. The City has not requested a traffic study. Trails. When any portion of the project is within 1,000 feet of a public trail system, pedestrian access shall be provided to the trail system by means of a public trail constructed at the developer's expense. As shown on the Comprehensive Trail System Plan map (Exhibit I) a future trail is shown along Willow Drive which is intended to provide a future connection from Hackberry Park to the Old Crystal Bay Road Regional Trail. It is not determined at this point if a trail connection should be provided from Willow Drive to Holbrooke Park to the east. The applicant has discussed a potential trail with staff and the Planning Commission during the sketch plan review, however a trail has not been proposed at this time. Wetland &Wetland Buffer Setbacks. The wetlands on the property are classified as "Manage 2" wetlands requiring a 25-foot buffer and a 20-foot setback from the buffer. The proposed plan erroneously reflects a 30-foot wetland buffer. The structural encroachments into the buffer shown in the plans are somewhat alleviated by the correction in the buffer width. Portions of the streets and parking areas encroach into the buffer area. There are three units which encroach into the required 20-foot buffer setback. Wetland buffer averaging or variances and buffer setback variances will be necessary to develop the roads, parking areas and units as shown on the current plan. Based on the May 7, 2010 memo by John Smyth additional approvals may be required from the MCWD regarding the wetlands on this property — approval of the wetland delineations, permits for wetland impacts, etc. Master Plan Review—Additional Information Reauired In an effort to provide the City with the most detailed information, the applicant submitted plan information that for the Concept Plan review that exceeded the Concept Plan requirements. However there are a few additional plans necessary for the Master Plan review process: signage and lighting plans; and a plan outlining timing and phasing of the development.