09-16-2004 Planning Commission Meeting

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• 11. The applicant has not demonstrated that any of these lots are adequate for sewage treatment and, given the nature of the topography, there is reason to question the long-term viability of many of the proposed systems. 12. Although surrounding parcels are undeveloped, development of this property is not compatible with those surrounding parcels for the following reasons: a. Significant amounts of fill are proposed at Station 6+50 and Station 15+00 on the preliminary road layout. These fill sections will necessitate grading on adjacent parcels. The applicant has proposed a 20 foot wide temporary construction easement. It is not clear if this easement has been prepared and agreed to by the adjoining property owner. b. The proposed road alters the drainage patterns from the adjacent parcel in the vicinity of Station 6+00, Station 12+00 and Station 21+50. This would cause water to back up on the parcel to the east. c. The surrounding parcels are not zoned for commercial development. This subdivision does not provide any buffer to the surrounding, non- commercial properties. 13. The City Engineer, in a November 22 letter on the previous application, raised the following concerns that have not been addressed with this new application: a. The design speed for the roadway is less than 30 mph. (This was not a directly stated as a concern of the City Engineer but a point of fact. The Commission should determine whether or not commercial roads should be designed for traffic speeds less than 30 mph). b. Safety concerns over the 8%grade approaching T.H. 371. c. Potential safety concern over sight distances between driveways caused by steep slopes. d. Drainage concerns, particularly as it relates to drainage onto public right-of-way and adjacent properties. e. The lack of a storm drainage system. 14. The north leg of the proposed Rolling Ridge Court roadway exceeds the maximum allowable length for a cul-de-sac of 800 feet. 15. The proposal appears to be incompatible with the proposed expansion of TH 371, which, according to preliminary layouts, would encroach on all of the proposed lots. Planning Commission Direction: The Commission has the option to approve the preliminary plat or to deny the preliminary plat. The Commission can also table the application if more information is desired. Keep in mind, once the preliminary plat is approved, the applicant must only complete the items required for the final plat and any conditions included in the preliminary plat in order to receive approval. The final plat process is simply a review to certify that these conditions have been met. Review occurs during the preliminary plat phase and so this is the City's only chance to make changes in the subdivision. September 2004 Staff Report Page 11