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16-3855 <br /> August10,2016 <br /> Page 7 of 9 <br /> A 30" stormwater pipe is believed to be located along the southerly boundary of the property, <br /> approximately 20 feet inside the lot line, transporting runoff to the stormwater pond from the two <br /> adjacent commercial properties to the west. An internal storm sewer system is likely to be <br /> constructed on the site which will discharge to the pond. <br /> The property is not within the Stormwater Overlay District, but if developed as RPUD is subject <br /> to a maximum hardcover per lot of 50%. The site plan indicates impervious coverage of 53% <br /> which will have to be reduced to meet the hardcover limit. <br /> Stormwater management will be subject to City and MCWD review and approval. The property <br /> will be subject to the Stormwater and Drainage Trunk Fee as noted above. <br /> Utility Locations/Availability/Connection Fees <br /> Municipal sewer and water utilities are available in Kelley Parkway to serve the property. A City <br /> water main line exists within the property, extending from approximately the northeast corner of <br /> the site, southwestward to a point approximately 150 feet west of the southeast corner of the <br /> property. It is unknown whether there is an easeinent for this critical segment of the water system; <br /> if not, an easement will be required as part of the development approvals, and the water line may <br /> have an impacts on site planning. <br /> The property has not been previously assessed for sewer and water. Connection charges as noted <br /> elsewhere in this memo will be due at the time of fmal plat approval. <br /> Wetlands on Site and/or Impacted <br /> There are no mapped wetlands on the site. <br /> Tree and/or Woodland Impacts <br /> The site is extremely flat and open; however, the developer is encouraged to preserve existing <br /> vegetation to the extent possible, especially along the eastern boundary adjacent to the stormwater <br /> pond. <br /> Conservation Design <br /> While the property is technically subject to the City's Conservation Design Ordinance, it is <br /> anticipated that due to the small size and open nature of the property, a Conservation Design <br /> Inventory and Master Plan may be unnecessary; Planning Commission should address this topic <br /> in its discussion. <br /> Archaeological Site Proximity <br /> Staff is unaware of any archaeological sites within the property; the applicant should contact the <br /> State Historic Preservation Office (SHPO)to confirm. <br /> Summary of Issues for Consideration <br /> Staff suggests that the primary focus for consideration and discussion by the Planning Commission <br /> should include the following topics: <br /> 1. Is there justification for the necessary CMP amendment and rezoning to allow the guiding <br /> of this property to be converted from commercial office to residential? If that conversion <br /> is not allowed, what other uses for the site might be acceptable (aside from office)? How <br /> will the City benefit from this development? Would the City see greater benefit by waiting <br />