1993-04-21 Planning Report
APR-21-93 WED 14:54 0
P_';::12
.~
Northwest Associated Consultants, Inc.
t L ..1 J
URBAN PLANNING'DESIGN.MARKET RESEARCH
PLANNING REPORT
FROM:
Albertville Planning Commission
Elizabeth Stockman/Oavid Licht
21 April 1993
Albertville - Hardwood Pond 2nd Addition
TO:
DATE:
RE:
FILE NO:
163.06 - 93.02
EXEClJrIVE SU'.Ml\1ARY
BACKGROUND
The applicant, Robert Braun, has submitted plans for development of
27 single family lots on approximately 10.5 acres. The property is
located on the east side of Main Street to the north of Hardwood
Pond 1st Addition. The property is zoned R-3, Residential Single
and Two Family District.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Detailed Site Location
Exhibit C - Preliminary Plat
Exhibit 0 - Preliminary Grading, Drainage, and Erosion
Control Plan
Exhibit E - Preliminary Utility Plan
RECOMMENDATION
Based on the following review, we recommend that the preliminary
plat for Hardwood Pond 2nd Addition be approved contingent upon
resolution of the conditions outlined below:
1. The County Highway Oepartment reviews and approves the 53rd
Street access onto CSAH 35.
2. Cul-de-sac right-of-way radii are revised to reflect the 60
foot minimum Ordinance requirement.
5775 Wayzata Blvd.' Suite 555 · St. Louis Park. MN 55416. (612) 595..9636.Fax. 595..9837
APR-21-93 WED 14:55 0
P _ ';::13
3. All lots meet the minimum lot area requirement of 12,500
square feet.
4. The building heights of principal structures do not exceed 25
feee.
5. Lot coverage (impervious surface) of buildings, accessory
buildings, and/or paved areas does not exoeed 30 percent of
the total lot area.
6. A tree preservation plan, including a forest inventory, be
submitted for review by City Staff. Additionally, all
existing trees with a diameter of six inches or greater be
preserved and protected from site grading procedures as
discussed herein.
7. All proposed grading, drainage, erosion control, and public
utilities be reviewed and approved by the City Bngineer.
S. A cash contribution of $4,590 be accepted by the City to meet
the necessary park dedication requirement.
9. A street lighting plan be submitted for review and approval by
city Staff as discussed herein.
ISSUES ANALYSIS
Zonin~. The subject site is zoned R-3, Residential Single and Two
Family District. The proposed development of R-3 lots is
consistent with the intent of the Comprehensive Plan. All areas
adjacent to the subject property are also zoned ~.3.
Land Use. Existing and proposed land uses surrounding the subject
site are as follows:
Dires;tion
Existing Land US~
Elementary School
Single Family
Single Family
Single Family/
Undeveloped
*As taken from the 1999 Comprehensive Land Use Plan for District
Three.
ErQP~sed~and V~~~
North
South
East
West
Public/Semi-Public
Low Oensity Residential
Low Density Residential
Low Density Residential
The proposed single family subdivision is found to be consistent
with existing and proposed surrounding area land uses.
2
APR-21-93 WED 14:55 0
P _ ';::14
Transpor~,;ion.
1) Block Length. The proposed plat is consistent with the City
Subdivision Ordinance requirements that blocks not be less
than 600 feet or greater than 1,200 feet. The distance
between 53rd Circle and Lake Avenue measures 605 feet.
2) Major Street Access. oirect vehicular access to highways or
arterial streets from individual lots is prohibited. The
proposed plat is in oonformance with this requirement. The
plat will, however, be subject to review and approval by the
County Highway Department for connection of 53rd Street to
CSAH 35.
3) aigbt-Of-Way Width. The proposed streets are appropriately
shown at a right-of-way width of 60 feet. The pavement width
must be 36 feet from curb to curb.
4) Cul-De-Sac Size. The proposed 53rd Circle cul-de-sac is in
conformance with the maximum 600 foot length requirement at a
measurement of 210 feet. The right-of-way radius of 53rd
Circle and at the interseotion of 53rd Street/Lake Avenue have
been shown at 55 feet. The City Subdivision Ordinance
requires that a 60 foot right-ofyway radius be provided, thus
an overall cul-de-sac diameter of 120 feet must be shown prior
to final plat approval.
Lot Size and Setback Re~irements. The following minimum
requirements shall be observed in an R-3 District:
1) Lot Areal 12,500 square feet. The lot areas of proposed lots
range from 12,359 to 17,783 square feet. The average lot size
is 13,261 at an overall site density of 3.28 lots per acre.
Lots 13 and 14 of Block 1 and Lots 11 and 12 of Block 2 are
insufficient in lot area.
2) Lot. Width: 90 feet. All proposed lots meet the minimum
required lot width dimension.
3) Setbaoks:
Front Yards: Not less than thirty-five (35) feet.
Side Yards: Not less than ten (10) feet from each adjacent
lot, nor less than twenty (20) feet on the side yard abutting
a public right-of-way.
Rear Yards:
Principal Building: Twenty-five (25) feet.
Accessory Building: Per Section 1000.4 of the City
Zoning Ordinance.
3
APR-21-93 WED 14:56 0
P_05
All setbaoks for building pad locations have been appropriately
shown on submitted plans.
Building Eei9'ht.. The maximum allowable building height for a
principal structure is 25 feet and permitted heights for accessory
structures are outlined in Section 1000.4 of the City zoning
Ordinanee.
tot Cove~a-9'-e-L No structure or combination of structures shall
occupy more than 30 percent of the total lot area. Each individual
lot should be evaluated at the time applications for building
permits are submitted.
Tree Preserva~ion. The City Comprehensive Plan indicates that the
proposed plat is located in a wooded area. Section 1000.7(0) (6) of
the City Zoning Ordinance requires that all trees with a trunk
diameter of six inches or greater are to be saved, aside from
necessary removal for streets, buildings, utilities, etc. Each is
to be marked with a red band and protected from potential injury
during site grading and excavation. It is recommendation that a
forest inventory be prepared for review by City Staff which
indicates the types, sizes, and locations of all trees over six
inches in diameter and whether they are to be saved or removed.
Special considerations may be required in areas of dense vegetation
or rare species such as custom grading, retaining walls, special
pruning, atc. It is viewed positively that grading has been
limited to streets over a portion of the plat.
Gradin9. Drainage. and Ut.ilit.ies. All proposed grading, drainage,
and erosion control procedures, in addition to the submitted.
utility plan, is subject to review and comment by the City
Engineer.
Pa.rk Dedieat:.ion. As a requirement of subdivision approval, 5
percent of the 10.5 acre land area must be dedicated or a cash
contribution offered at $170 per dwelling unit. Given the location
of the elementary school to the north and an existing park to the
southeast of the proposed plat, it is recommended that a cash
contribution be accepted in lieu of land. In this regard, $4,590
will need to be submitted by the developer.
Street. Licrht.inC1'1, The minimum requirement for st.reet lighting
facilities shall be one 2500 lumen light (or equal) at each street
intersection within or abutting the subdivision. A lighting plan
must be submitted prior to final plat approval for review by the
City.
4
APR-21-93 WED 14:57 0
P _ ';::1':'
CONCLUSION
The proposed plat is found to be generally acceptable with regard
to City planning and regulatory devices, although several
outstanding issues have been identified herein. Further review and
approval of the subdivision will be based on revised plans which
must be submitted in response to conditions listed in the Executive
Summary of this report.
5
. ;' ~ -~i~ '7r;'(
1
',;1
:1
:1
I
J
:1
J
I
'1
;'!
J
:,
':1
:,t
1',';1
i 'il
I: J
tllll ~
>;'1 .1 ~
i ~ t :'j Z
I ,.f::" \\1""
j ,,~ w
L..._.,',.__.1-
.r.... '_...._--~
J)hil~:;.
/'J
/;J
all ,1
,'.1
I
'I
d
!'l
I
I
,I
"j
J
~,i
'J
!.I,,'II..., i' 1.,JI!;I.J~~~,'~.\.\I.I!i'_\'.rl\f.'~I~,\\',.,.'I.!.\:.,'\~'_:,.!.r:" -,' ., - .. .L': .\" '..ii.l" '".'.',.', ,:1
... .........*"'*.....-..... .w.jI......,--....."........., ."'f"" ....'-,.............
,.
~:
I.'
U
If
II'
t.:
"1
Ii
r
I
~
1.
I.
r
!
~
I
~
t
!
I
r
,
@
ihhQ' "'-,
.(.~
1 \
"('
"
~i
- '.-lr' "-...,..... ,,;;,~....Oil,jro:ol:'~'II:.:.l'J:;jl~....Iil.i:'"" '~I:..::'lI.:.'1"
@"II
,..., I. E,\\;-'"...~ll~~:dl:I\\,',.1 .. " ," '",' I" " ",.., _,' . , ",,1';",1,.. '..!'
I ~~~_~~___~_~____
.
~
i N,\
~-,.......
.. .. ... ......
.......
....
~~
=0
~~
wZ
coZ
.....I -
<~
EXHIBIT A
,', ...:: .I:".~,l.\:... ,~
.
:: .
-..:fi-g
; -=1. .
I.
I
'j
Ii)
,I
I
...
~
uvl
n
~i'
I
~ I
<:>
-,$
o
F" . ~'1:::
\~ ,.- "~ ..~ ~ !
~ \, ~ ~..~ '.. , .' l'.- -,...- ! ~~~;,~~-,.: ~~~~.~:."i~S t:l;::~~>-;';' ~!
" If"" I .,.." \ . " ~ .. ~ .,~~ ..~..~~ ;:.., ~ 1 1......
\ L:;"c$5 / ' ~ <<t.. ~ ~. ~ ~~':.l: . ~ ~
<<,"" ~ '.: \Il'~ ."., ~c-, "; ~:.=
M / i ~ \ .' Nf -:oi h~ -, ,. ..
~ f - I .. ~ ~ .."".; I
> I, .. ,.. I I fh "j;j. ".;~ S oto\$ll'f' .,_ ~ I ·
\. \ ,'.. - 1""- :'~~~~~ ': ... \ h~ 'J;, I~:
........< 1 ~ ..~N ...: -;' I ~I ~r:".~ ~ 'i~i ;!~. =~: ..7' ~~ ~ :,; i
~,,.,!l,'T\o\tl.-', ","t ,.,,~ , ,. .'...,
..4- -....... J .. ...... r,: ' ~ ... It. ~ .........;' . "
~' ..\jI+' ....... '. " It "..." ...
, ".: ~ ~ ~'\,:.. ,'\ .. .. .. ot' '.)~ -... .. ~../, ,.: II' .. ...f:. ..::.: I :.:
Q _.r~ , .Ii ~ t ",t
l~.fl ..:.' .1..-:'" ." .'v" · ,I.. - · -".~ .I- .:," J ,.:'i ; I I l ~j
_~l I! ~ to I ..'f" ... , j
l~,t!j........., - ...... t;
~ 17 1-.-' "'W hI.L: to
~ .~ j _' - ~+ ~- 1'-' , -NONN'f'~' - I," .. ..... "~I""-
..' t;; ~ " = ~, III ~ J 'I J.~I';;; '~' ~ J " ~l..;, . jl
I ..~.,o)' !' .. I ,1 '1' c, ~:J...'~! 1
~ II Ii I ". ! r -.........., ~ -... :--1..~t~-...~; :-~-;"'~l~./I"l" ...~ .,r -61" I......-!,~- ..r:~;'- - - -'l.:
... Jr t1 . t.,~..."--l ~t ~_::II I; i
t .. If , \... .'-",C'''':ClIUo
I ...... I I, .- II : ~fw\\, ~~~~ 'l:~13' 'j Ir) ; ..i I' , 11' ..'. lltg
I " 'i' ... II.~.:_~- ,~'fl=i I ','" iJ I .I' '
.... ., . I ~ \'1 ~.'- J, ,/'- -I~I I I ~ l '1- .:. 11\1
". I -l':.t) r .~~It, . '1 III
. 1 lI'll' - 'I TP"'i"1 I \., l'i "'ul\.J I ~, I "'" I ..~. '1'
h", ." u, I . ,i", ~ : ~1 '.I.:lJI \ ':I> ~14. 'J: J "',':' --"t;, ,"',
~ ,~"_.~...'I'" 1 ~ 9 ~ I ~ .11 tl,),' \ ~.' .. I ,.., I
I .. . ~- '''j Wit .'1 i~L I :.-r. 1 'f.. +j:[' .........~ ; - I..: .
, .~ "I" ~ 'M ~, L;.:~-Af..." -;: , ~ ..,._ I :1. :'. ,~, j~
.1 ~I r, .............-~ .^' \", '1 .. ~
. .. .. i'-. I . fl ,iN'....... ^ \ \\ . : I 'J.S I I...~' (
I .... ) .. ,;1 I.... ~h,;L" ,~'~' oi - \ \ \ ..
.~' \ f t;:1 ~.:_: t ,r .1"': ~': .r'..P~~ I .. J 1 ~{': I ~
" )' ~ ! ....~-I" ~ '\.' t (.' . I 1 ;, ... ,I, F-
· . oleOi'l, 1 I 'u.J ~~. .1l:., ,~-1 I .. I:;; .. '.,
I ~' .--;,,~ JI. 1'0/10. I' I'
!.. .. ~ _ , .: '~'. i' I~~ J,,~ ,'~.J~ ~ · 1 .. N l ~ I . .... ~
.. .:' ..' I I " ~. r'5, ~ 1 . ~'..._?.. ...~J!' ;.~ 11\ '-~"t '~ I r ~~
.... . .. c. ~. .,."..:~ '.;": '..! .1 _-;;:_Iol:'~ _,j"J \ " \ . ., ,
I ..'I: '-.,. ' 0'1 .... #r \... ,~-'. ~;;(1.,: ':/, 1 I I'l . I
" -." .. ..~ I ,~. 1 f:- j .: Ji T':g:" ~iL" 1/ ' IiI" I ... , . I II
' "pl fl' ,.,n!!l'~ 4-r- w ..~,: ~.. t . . ll"* ~~~ 1.~J1' H j I.....
,--:~","~q,_ _:/' I". .~. . y....='.J.~"'<I ,_; ~~ ...~J_J.11'1.;,..~ ~:-:;;, . I, "',,,; ._.'~
l'"\.,.....ftIIo..~.Q:r-~.I.1N\-,:,~.~- ,', ,.,. .......L,.~_~---~~"'IIi..,.;S~~,~ ,~,""~I'~''''''''''''''l'-;,.,.(
, J..::: \:':, . "':....','" ,I r i:i ~ :':1\' ..''''..1..... .."';;~~.".'..'.~~~;.... .~..i~:..i.,r..l' ,I
i :" "fi ~' .. ., . " ~. ,J.:..~.~:l' ....:",oIII!l:q:y jJ'~.- ~ IMfo;J"lt.l.,!ol '~'. 'f
~ II 'T" ~ .... """1""'''''' h.'i.,.,....l'.~.., i" I'
'_ . . . ,,-.i I; '" "::,,~ .... ... .... ....# .1,
I ... .... ,...,. . /Ij, ',' ., , . .., :. ~
.. .~N 11.___ 1 t
.~~..~ ~;:.,..l l~''''. : "t t I I
~ ~Irr.~~. l' ,. t.~ \ T' ;
'.. . : . _ -\\ . . 01 ' ,I
I ~;? f I .. I
: -4Ji-1 ~ '\ '=l · "VI.' . " I '
, =\...~ J"'~ ""'I"i"TF '.
10 -:..- ....., ...~' ')', ," , I , 'I I
.. ; ~, .. :-H'-"~~ ,.. ~
l....ci:- r ~ l .. \ ~:..1 N-.;' it I
I - .!............ )N
:.tif4~...~-.-- ~\ I
...N I.~ . C'~- ..'
-;"1 I N l~ -~ '"i
, .. ~ j' ..: .. _,~ t "..- .~ .",. <C
-"'- ' -~ . '-.., . Ie i
~ f~":.i .l : r j , -:. ,~ ......
: 'I r ~I f ~ I
i - 'j ~ h , .: i i _Wl~,
~flfI I~.. .Ih 1f~"~I'
~..,..Al:.1o f'
. ~:' ~: ~; l;-. I J~ J : . ,.' I
1 ... F;"l .. '
r
I
I~
I
I
I
t
\
"
o;l'
{'oJ
'at
~
~
I-:,
.1
..
I
~
~
~ "
1,j,1
~.'i
[~
'-~
~
.'
~
-'-
I ~.
!,.
~
.~.r
I
Iii
14:59 0
P 0'::'
-1; a (f
:,;' , /'
. : j' :
- /"~'''') .'.
,\: ' I '.
'.
. ~ .
i
III
/.l
~
1
ill
~ ~J
I~
... lat <:
! In ~
I ! m'~
e ~ ~~ >>..~s f
~~ ~!:et~ a
d~:lr~~la ~
~i b l!i3~ ~
~~~~iia~i~ .
~a.i!i!~i~~ h
~{IJII ~
~~ ~ III.
ill~il '
,..
....
, -:.',jI
."
,,11
. I
..
_ .;...... ~ ---- ....... -"
" "I I ~. , ..
I. J t )II
.... . t." ..I
'-'",",
!.oJ E D
..... I
-.'/
'\
.
$
,~t.,..J
/
-00 0
1 5 _
I
\ / ~ I
' ~..
'\. ...,.-- ---
P_ 110 _
,
~ .c
...!~
'lI5.
1i!
Jj'a.!
!f';i
Ig I ,I
Igl "I
I 3)
.{;1
'hh
~if
~
~J.' I
(,. '
~ '.4
G-~~ "
............,.. ... ..:::: .......... ........
- ----,
........tM _ r
.", - I
r _.'.:...... ........
~~ . . --- ......
\T..........-V.. ........--"
-
r
I
, ..
~_.---
-- -.-. --- r
--
-
APR-21 -93 loJED
I / "-.; /
~ - /...... --'I
' '} . ~\
~. i
/ /""l-'-'
_ pL .
15:01 0
ii
I ~wi
t
1)' "', .~.- - '-7
" ;. ..~l
l~,""",,,
~,
"
~ If
if I
, I I~
,~",,- 'I
~ - ~'- - - -.- - - - - I~
~-",IiII.....-iIlI" .
//"\ ( I In
/ ~ ~ ill
1 ,0"""
~ ~ ~J'~ejR
\../-\ h'igll
NlVrwir.!D~~ !:.'l ) isillii
/'/ / ( ~Ii'; ~E
",. / I !b~~bi ~
- /......j I I IIIII ~
I' T- I I WaJII ,
( "-. ~ l ~U!
r !) \ \ H II:
'"r \,~"" HBI
,__ //;<~ '\ ~ j WI
/'\ \ \ ~ I + !i
., ,,~.:.. \ \ \ .t 11
\ \ I
----~ \
I I :
---j \ I
\ \ \ I
.- ..- ...\ \ \
) ~ ""1-- \ \\1 I
./ ,,' ,. ,- .... ,... , \
,/I' ,/ ;,.,.... ...,.~
. *,,__f... .... /' ... " ...._....~ ../ I ....'1".. I..... I
.,.. ,..' ~.. ,./ " ('" I I \, .,., "to I"" /'~.,. I \ I
.f' .' "" \ ..... ~ I I
(~ .... _," ') "...)~ _ ...."w\L~..~:I. ,). ... '. J I l.... - -" l- ...,.,
- 'Nl'I'"lI:l~vM '..-r4' 11m" --' iii' ~... ~ ,..... I
_ .-......"....!..; ..~.. ___l--f.'......... =...~"_..,,...... ~ __'. __ ~""". --.- _.. . _ _.". - -...- ~
. ..........
~~" 4U'H t-- - -
..OtMl~lX' - - r - - ,." r - - .,- or- - --
-..~..-..~ --............~------- I
I Ii I \ I I
i. f
I I,
\.
" I' ~... " .'...,__ I
--
P _ 1 1
J. -
"
.
/
I
~
I
~ I
~
~
~
,.,~'
I'"
I
-.. .
\ f )
" \. "..'.
"-
\,
.;~.
(
'"
..~.
" . .~
.""1tI
110'... I ,,""
t
~.J i~
1.1'".,1' %"
, ....
hI
. ., it'.
.~
Northwest Associated Consultants, Inc.
URBAN PLANNING.DESIGN.MARKET RESEARCH
PLANNING REPORT
TO:
Albertville Planning Commission
FROM:
Elizabeth Stockman/David Licht
DATE:
21 April 1993
RE:
Albertville - Hardwood Pond 2nd Addition
FILE NO:
163.06 - 93.02
EXECUTIVE SUMMARY
BACKGROUND
The applicant, Robert Braun, has submitted plans for development of
27 single family lots on approximately 10.5 acres. The property is
located on the east side of Main Street to the north of Hardwood
Pond 1st Addition. The property is zoned R-3, Residential Single
and Two Family District_
Attached for reference:
Exhibit A - Site Location
Exhibit B - Detailed Site Location
Exhibit C - Preliminary Plat
Exhibit D - Preliminary Grading, Drainage, and Erosion
Control Plan
Exhibit E - Preliminary Utility Plan
RECOMMENDATION
Based on the following review, we recommend that the preliminary
plat for Hardwood Pond 2nd Addition be approved contingent upon
resolution of the conditions outlined below:
1. The.County Highway Department reviews and approves the 53rd
Street access onto CSAH 35.
2. Cul-de-sac right-of-way radii are revised to reflect the 60
foot minimum Ordinance requirement.
5775 Wayzata Blvd. - Suite 555 - St. Louis Park, MN 55416. (612) 595-9636-Fax. 595-9837
3. All lots meet the minimum lot area requirement of 12,500
square feet.
4. The building heights of principal structures do not exceed 25
feet.
5. Lot coverage (impervious surface) of buildings, accessory
buildings, and/or paved areas does not exceed 30 percent of
the total lot area.
6. A tree preservation plan, including a forest inventory, be
submitted for review by City Staff. Additionally, all
existing trees with a diameter of six inches or greater be
preserved and protected from site grading procedures as
discussed herein.
7. All proposed grading, drainage, erosion control, and public
utilities be reviewed and approved by the City Engineer.
8. A cash contribution of $4,590 be accepted by the City to meet
the necessary park dedication requirement.
9. A street lighting plan be submitted for review and approval by
City Staff as discussed herein.
ISSUES ANALYSIS
Zoninq. The subject site is zoned R-3, Residential Single and Two
Family District. The proposed development of R-3 lots is
consistent with the intent of the Comprehensive Plan. All areas
adjacent to the subject property are also zoned R-3.
Land Use. Existing and proposed land uses surrounding the subject
site are as follows:
Direction
Existing Land Use
Proposed Land Use*
North
South
East
West
Elementary School
Single Family
Single Family
Single Family/
Undeveloped
Public/Semi-Public
Low Density Residential
Low Density Residential
Low Density Residential
*As taken from the 1989 Comprehensive Land Use Plan for District
Three.
The proposed single family subdivision is found to be consistent
with existing and proposed surrounding area land uses.
2
Transportation.
1) Block Length. The proposed plat is consistent with the City
Subdivision Ordinance requirements that blocks not be less
than 600 feet or greater than 1,200 feet. The distance
between 53rd Circle and Lake Avenue measures 605 feet.
2) Major Street Access. Direct vehicular access to highways or
arterial streets from individual lots is prohibited. The
proposed plat is in conformance with this requirement. The
plat will, however, be subject to review and approval by the
County Highway Department for connection of 53rd Street to
CSAH 35.
3) Right-Of-Way Width. The proposed streets are appropriately
shown at a right-of-way width of 60 feet. The pavement width
must be 36 feet from curb to curb.
4) Cul-De-Sac Size. The proposed 53rd Circle cul-de-sac is in
conformance with the maximum 600 foot length requirement at a
measurement of 210 feet. The right-of-way radius of 53rd
Circle and at the intersection of 53rd Street/Lake Avenue have
been shown at 55 feet. The City Subdivision Ordinance
requires that a 60 foot right-of-way radius be provided, thus
an overall cul-de-sac diameter of 120 feet must be shown prior
to final plat approval.
Lot Size and Setback Reauirements. The following minimum
requirements shall be observed in an R-3 District:
1) Lot Area: 12,500 square feet. The lot areas of proposed lots
range from 12,359 to 17,783 square feet. The average lot size
is 13,261 at an overall site density of 3.28 lots per acre.
Lots 13 and 14 of Block 1 and Lots 11 and 12 of Block 2 are
insufficient in lot area.
2) Lot Width: 90 feet. All proposed lots meet the minimum
required lot width dimension.
3) Setbacks:
Front Yards: Not less than thirty-five (35) feet.
Side Yards: Not less than ten (10) feet from each adjacent
lot, nor less than twenty (20) feet on the side yard abutting
a public right-of-way.
Rear Yards:
Principal Building:
Accessory Building:
Zoning Ordinance.
Twenty-five (25) feet.
Per Section 1000.4 of the City
3
All setbacks for building pad locations have been appropriately
shown on submitted plans.
Buildinq Heiqht. The maximum allowable building height for a
principal structure is 25 feet and permitted heights for accessory
structures are outlined in Section 1000.4 of the City Zoning
Ordinance.
Lot Coveraqe. No structure or combination of structures shall
occupy more than 30 percent of the total lot area. Each individual
lot should be evaluated at the time applications for building
permits are submitted.
Tree Preservation. The City Comprehensive Plan indicates that the
proposed plat is located in a wooded area. Section 1000.7(c) (6) of
the City Zoning Ordinance requires that all trees with a trunk
diameter of six inches or greater are to be saved, aside from
necessary removal for streets, buildings, utilities, etc. Each is
to be marked with a red band and protected from potential injury
during site grading and excavation. It is recommendation that a
forest inventory be prepared for review by City Staff which
indicates the types, sizes, and locations of all trees over six
inches in diameter and whether they are to be saved or removed.
Special considerations may be required in areas of dense vegetation
or rare species such as custom grading, retaining walls, special
pruning, etc. It is viewed positively that grading has been
limited to streets over a portion of the plat.
Gradinq, Drainaqe, and Utilities. All proposed grading, drainage,
and erosion control procedures, in addition to the submitted
utility plan, is subj ect to review and comment by the City
Engineer.
Park Dedication. As a requirement of subdivision approval, 5
percent of the 10.5 acre land area must be dedicated or a cash
contribution offered at $170 per dwelling unit. Given the location
of the elementary school to the north and an existing park to the
southeast of the proposed plat, it is recommended that a cash
contribution be accepted in lieu of land. In this regard, $4,590
will need to be submitted by the developer.
Street Liqhtinq. The minimum requirement for street lighting
facilities shall be one 2500 lumen light (or equal) at each street
intersection within or abutting the subdivision. A lighting plan
must be submitted prior to final plat approval for review by the
City.
4
CONCLUSION
The proposed plat is found to be generally acceptable with regard
to City planning and regulatory devices, although several
outstanding issues have been identified herein. Further review and
approval of the subdivision will be based on revised plans which
must be submitted in response to conditions listed in the Executive
Summary of this report.
5
:.:<'7:.';;:,,?;?::c.:c. ~':s{;;,-
\l
~J
J
J
::1
J
]
::'1
:~
ij
;;~
\1
'"j
;iJ
;~
!i.! ~
\j :::;;
}:I ~
j
::'~
;l@
'',1
J
J
::j
J
j
!I
'I
iJ
:j
j
~1
d
/1
:]
'''1
""" 3
',;J
, "J
"\ ~~1
.:.'iJZ'&""':C1;'2.ii;0.:':2i'''''':~ili:i.',"",::Si~:2'dC2;:'-"2\"i':Si'2.;!jj:",E,0J~
!.:!o: '3A" """'11"1'/
: :;;:"~;~;:;. ..",-
.",.', ':''''''''';:':'::''::1;1
'i :',1
,'I)
;ifl
1
1.J
?I
~:it~~:3:.:7':'~~':::::;;~'~"~
;r;
wli
~u
..
tL
:3
NONN~
..;
z
w
"
....
V>
3~~~
....
V>
v
Pi;
~"
,)
L
k
W
F
ir.
e
!i
Ii
Z
O_N,."
O~
;:0
ee
a:<t
:I:!!
eN
UJe
cnz
00
D.D.
o
a:
D.
;r;
~
~
~
~
'::; - ~;
::^V
@
xn~3a ~
.
.
.
~ ~I
1-
-----
t:~
'"
'"
,,' "'~'''ili0~'~~~8~'kili8L'''8~'''''''1L''''''''''''''''''''''''''''''''ili'''''$''
......
~i$
==0
>(j)
~u.J
u.JZ
coZ
-1 -
<(~
u
f:
o
o
OJ
'" ,.,
....'0.... ~
~~~ ~
~.u3 t/)
EQ~ 0
bE
OJ
'-z..~
EXHIBIT A
. ,
I
I
..... I
I
I
I
I
;"4"
I
-....-
- 1-~-.
on It);
...: "
CI) i
L
".. i , . .
tT~--""'7""(C';; :---.-,-,-
r-=- .~~;-
.I
.'
...
. It) ~
:. 1 .
) ........3 N "',""
'T -i-;;i" --301:t" .l
W
~
''1''
I
C: I
oX)
.4- I
", ;:;
tv-' I
.. t-' -,...
..~. :~
Vl .- ,I
"
0;1 ",
:"'ja. . <
'15 ~ :- 'I
" I
.~
.4 I
on
--- , )
:r
-
"
:,.'-
i
ell
>-
II:
~~ ;
~ ~
"
i;
"'
.-
- ,
~
,
i
C
~\D:
..
--
...
,
~ "
[;..:~ ..:.
... ......,
".N "\;1;" .........
: . '" on
>"
~.
~:
i ..-....
'j
;..:
..f.... -
r
..1'
.
o
'"
~
:l
l~ ~.
t
"
I~
~
~
....
...""
~
~
ji
<:.:...r.:--; ---=c..;.
~
d'
(:J
i.!..,
~~
...1')
11:;
(\j
G}
!':')
~.-'
~
I i~
."
l~
.i
I
,..:
'"
EX HI
IT B
, .
,j . '/.
. :,(: :
.' /"~'''') .',
j ~
..
...
I :" . I ' ,I
.. , .."
I ' . " , : I .: ~ H ':-1
...-.::~-..___ ~n
,.. -__~ 0-'
,. t,
~... ,.t .. "
.... , !Ii
~:: " .4
Q
~
.
f
!~
. h.
f, ~ :-.
Jt f rH i'
a.1 "101<1<1.01
:J~ i:l(!I<~ ~ :.;
~v~ l:l!~ ! ... ~
H _.' 101 9
~H ~H ! ~ ~
I.; ~ P-
:u
~
~
~
8
,
~
!J
'~-:'--.....
~~
Ii!
~
,-' "',
~.,
",
w "~..,,
f...J~'1
-------..
,.""1 \ I . .
I' )4 ,.
.~ I '. " '. ~
:r: ~ (/
i I'
III!
'" !a~ c
d !!!~
~i 5i ~ ..~j ;
!~ ~ ~e~~ ~ ~
p~ i;lla~!a .~
i! ii l!~~~ ~
~ ~~~t~ ~i~ . ~
:a _ i!iIQ~~l i ~
!! '1111
Utii! I
..... I
-"l\
. '"
rf.-..J
/'
,
I
\, to.,
'\ I -'" -...-.-
I I
I, : / ___
-~-=--:<(
,./,./' \~
"
3
! ~ &
.~ '~f .r
~ 2
!
.-
......--...-
..t..~ ___
~io
'lI'; .
'" . ~
~~..
- .
.8';:~ .
:~oi
~gL
~'! &
H.9S
~!il
.:~~ ~
.x i i i
::.t; 1
,:5" ._
R
2
\ I I,
\ ~ "
.. I"'~..-J .~~.,,-'~ _ _ _ _ _ _ _ I ~l
~ III
~ tU
hildi
n:I~;i
Erol~~"
~~h~~i~ ~
JJjJ I I
flU !
I
l 1., I
j i i !I
,~ 6 ~ ~
I 'r}!1
a. ;Ltd
~ i i I II
~I + 1 I:
it 11
I
I
I.
I
I
I
I
I
I
I
I I
l.... - -" ~ ~.--
......J
,,,,.-./'\f'
,/ ~
1 '1"~
C>-\
~..7~7 III /
/ ,/ -l I I
,/ -\, I \
c. '-~ _ \ I
r !) \ \
1 ,,/ r \ '\ ""', ""
,,/ "- " ""
.....-...; ./'" -;< """-", "-
, ~ ~ '\.
./'" .. "-
/,\ '\ \
/ ,/ .. . .. ,.~.:::. \\\ \
.-..., .C)
'j "",/. (:// - -- ~ \ \
i \ \
---1 \
\ \ \
- .- --\ \
'1-- \ \
. ~f ... __",,"'- . \ \
if ........,\..,. I /
~...., I \ '\" ..011.1..... /'~.. I
, . ..or -r~ I \
.\ I L .~.......f / ___' J \
.__ .. ~ _ __....{. --- - ,r--
<c \ r::;':' <7. .--
.......::..~...._._._ _ ~ _OM" _ ::-....... - -." . --- -..... - ~
r--'-r---
I I
EXHIBIT E
I
.~
/
--../
'.
"\
~
."
/t-._.
I'
/
/...'....) .
/ f
__L
"- '"'"'"'
/'
ii
! ...~.......
,... '..
Jwl
/
I
lV' '"-
..,......~.,
..............
"
.....
ii~
I .
~lL!~
(
'- . -...-)
-. - .,"-
.t-
"
,/
""-......
"--
.. '
..,.J'
~ i~.)
... \. ...-
'\.
\,
---. ,
.,U.I.. .'.JNA.IVoI ~....,..---.~ .. oJ~..,1~.uUA. w'"
7' .......,I...."".~..~'I'.. .....-, O'J II
../ i,_
,..,.,/ hI
/
I
,.
("--
......
"
......
........'"
*' .... - ..""
1
.......
,."
) ~
l
.'
'ft.
.'
/
.- ...,-"
- .. ,.
",
"
,I
..'- " ..--.' <f<" ,...",.,. / ,/~. ......--......""
", .~' "
../ ..' /.... ') \."
-
\1311I)' A\fI1~1
.8 CNlUIXJ 1 - ~ ~ - r - - ...,
__-----T------
I
iH
i I
ld
J:. w