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3. The Lots on the northeast side of the plat, Lots 1,2, and 3 of Block Two, would be <br /> able to be developed for residential use without major topographic alteration. <br /> 4. Lots 1, 2, 3,4, 5, 7, 8, 9,and 10 of Block One are marginally suitable for building due <br /> to steep topography. There is room for dwellings on the property, but access to the <br /> dwelling sites will be difficult. <br /> 5. The following Lots have slopes over the developable area exceeding 18 percent (The <br /> definition of steep slopes used by the ordinance) <br /> a. Lot 1 Block One: —26% <br /> b. Lot 2 Block One: —25% <br /> c. Lot 6 Block One: —25% <br /> 6. The soils are reported to be"Very Suitable" for septic tank and drainfield <br /> applications, but soil borings were not provided and would need to be done prior to <br /> septic installation. <br /> 7. There is adequate space within the building envelope on each property for two septic <br /> systems except for Lot 6,Block 2 does not contain the locations for sewage treatment <br /> system drainfields. The steep slopes on most of the properties may make siting a <br /> drainfield more difficult. <br /> 8. The lots meet the minimum lot size of 20,000 square feet,ranging from one acre to <br /> 1.9 acres in size. <br /> 9. All lots have at least 33 feet of frontage on a public right-of-way. <br /> 10. The two cul-de-sac radii of 66 feet do not meet the minimum 68 foot radius for right- <br /> of-way dedication. <br /> 11. The western most proposed public road has many undulations and in parts has slopes <br /> over 20 percent from side to side of the road. This exceeds the 15 percent maximum <br /> L for minor roads. <br /> 12. The applicant outlined the Erosion Control Plan which includes: <br /> a. All ground disturbed by construction is to be stabilized as soon as possible <br /> using seed and mulch turf establishment <br /> b. Maintain Vegetation along property lines and areas undisturbed by <br /> construction. <br /> c. No filling or disturbing wetland(s) areas. <br /> d. Silt fences shall be placed at edge of wetlands during construction. <br /> Planning Commission Direction: The Commission can review the preliminary plat and find <br /> that it conforms, with conditions as necessary,to the requirements of the Ordinance and the <br /> Comprehensive Plan and recommend that it be approved. The Commission could find areas <br /> where the plan does not conform and then either recommend denial of the preliminary plat or <br /> table it to allow for changes to be made. The Commission can also table the request for more <br /> review or to obtain additional information. <br /> Keep in mind, once the preliminary plat is approved,the applicant must only complete the items <br /> required for the final plat and any conditions included in the preliminary plat in order to receive <br /> approval. The final plat process is simply a review to certify that these conditions have been <br /> met. Review occurs during the preliminary plat phase and so this is the City's only chance to <br /> make changes in the subdivision. <br /> Staff Recommendation: The Staff has many concerns with the proposal including: <br /> June Staff Report 4-3 <br />