4.6 PCSR 06-27-2017Request for Action
ToItem Number
Planning Commission4.6
Agenda Section Meeting DatePrepared by
Public Hearings June 27, 2017Zack Carlton, Planning Manager
Item Description
Reviewed by
Phoenix Enterprises, LLC Outlots A & C, Eagles Chris Leeseberg, Senior Planner
Marsh Second Addition
Reviewed by
Preliminary Plat for Eagles Marsh
Case No. P 17-08
Action Requested
Recommend, by motion, approval of the Preliminary Plat for Eagles Marsh, with the following
conditions:
1.Update final plans to include current engineering details and se
2.The existing home on what is proposed to be lot 4, block 2 must ic sewer and
water when utilities are made available.
3.Detail the development and grading plans must to ensure all properties drai-
of-way through drainage and utility easements.
4.Submit a copy of the wetland delineation completed in 2013 to verify compliance with the
setbacks required within city code.
5.Sign the 25 foot wetland buffer area on all impacted parcels.
6.The developer shall be responsible for marking park boundaries w
signs.
7.All homes are required to have two trees in the front yard per ordinance.
8.All mailboxes shall be clustered.
Background/Discussion
The plat of Eagles Marsh was approved on August 20, 2001, and in-family lots and a lot
for a municipal water tower. To date, 17 single-family lots have been final platted along with the water
tower parcel. Approval of the preliminary plat is required as a
The only changes from the original plat are for compliance with standards that have changed
since 2001 when the preliminary plat was first approved.
Comprehensive Plan
The Comprehensive Plan guides this area for urban residential us
city services. The proposal meets all requirements of the plan.
Site Plan
The plat includes 21 new single-family lots, and one lot (Lot 4, Block 2) which includes an exis
All of the parcels are within the citys Shoreland Management Zone, which require a minimum lot si
th
20,000 square feet and 125 feet in width. The plat also includes the right-of-way for 178 Ave. and
Lincoln Street NW, both of which will intersect Johnson Street.
constructed will be divided, with all homes on the street havinght-in/out access only. Due to the
topography of the site the split road has been proposed to minim
parcels. All of the parcels meet the minimum design standards deSidewalks are
th
included on the north side of 178 Ave and the south side of Lincoln Street, both connect to the ex
sidewalk network in the area.
The applicant is also proposing to Final Plat 12 lots. Ten of th
th
178 Ave, and the other two will be along Lincoln Street. The nine remaining lots and the right-of-way
for Lincoln will be platted as Outlot A.
Engineering and Utilities
The grading and utility plans are generally consistent with the subdivision in 2001.
Much of the site has been rough graded, and minimal work will be
for construction.
th
Public utilities have been installed beneath Lincoln Street, and Ave are in place. All
homes will be connected to city services, and the existing home on L
city services as part of this project.
Parks
Park dedication was satisfied with the dedication of Outlot B, E
additional land or cash dedications are not required.
Preliminary Plat
City ordinance section 30-375 outlines the required findings for approval of a Preliminary
1.The proposed subdivision is consistent with the zoning regulatioand conforms in all
respects with all requirements of this Code, including the zonin
The proposed subdivision is consistent with all zoning regulations, including the additio
standards required for lots within the shore land management district.
2.The proposed subdivision is consistent with all applicable gener
including, but not limited to, the city's comprehensive developm
The subdivision is consistent with all applicable plans.
3.The physical characteristics of the site, including but not limi
erosion and siltation, susceptibility to flooding, and drainage ment and
uses contemplated.
Specific concerns related to topography and density have been ad
Some of the changes include the larger lots due to proximity to
roadway to reduce grading needs. The site is suited for the proposed development.
4.The proposed subdivision makes adequate provision for water supp
erosion control and all other services, facilities and improvemecle.
The subdivision includes public utilities and stormwater infrast
Additional permits required to comply with erosion control stand
and will be included in the development plan.
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5.The proposed subdivision will not cause substantial environmental dama
The subdivision will not cause substantial environmental damage.The increased design standards for
parcels near natural environmental features ensure substantial d
6.The proposed subdivision will not conflict with easements of rec
court.
The subdivision does not conflict with easements of record.
7.The proposed subdivision will not have an undue and adverse impareasonable development of neighboring
land.
This will be one of the last subdivisions in the area, and will
neighboring land.
8. The proposed subdivision is not premature. A subdivision is premowing exists:
a.Lack of adequate stormwater drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
The subdivision is not premature as the above conditions have been provided for.
In reviewing the standards for approval of a preliminary plat, the propose
andis recommended for approval.
Financial Impact
None
Attachments
Location Map
Preliminary Plat dated May 30, 2017
Final Plans dated May 30, 2017
Final Plat submitted May 30, 2017
N:\Departments\Community Development\Planning\Case Files\P\P 17-08 Eagles Marsh Third\4-Planning Commission\P 17-08 Eagles Marsh
Third PC 6-27-2017.docx