6.2. - 6.4. SR 07-19-2004 - Laserfiche WebLink

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Trout Brook Estates July 13, 2004 Page 5 The applicant submitted a landscape plan providing two trees (one street and one ornamental tree) per lot. The entry at County Road 13 is heavily landscaped, as well as the westerly property l/ne. Corner lots need a minimum of four trees total, and the landscape plan should eliminate the honey locust as a variety of tree. Planning Commission Action The Planning Commission conducted a public heating regarding this request on June 22, 2004. While adjacent property owners were in attendance, no one spoke to the request. The applicant spoke regarding the project and stated that economics is a driving issue regarding the development. The cost of the land, the amount of developable area, and the number of units are contributing factors in the development of the site. The applicant had no objections to the conditions of approval for the CUP and the plat, other than to ask for additional lots along the north side of the 188th Lane extension recommended by staff. The applicant also did not wish to address the issue of Outlot A along the west side of the plat. They desire to have the adjacent property owners pay their fair share of the road construction should they choose to develop. The applicant was also concerned regarding the requirement to realign the Tyler Street intersection on the north side of County Road 13. The need for City assistance by condemnation was discussed as well as timing of the improvements. Staff Update The applicant has revised the plan to reflect the staff recommendation to extend 188th Lane with additional lots along the north side of the road. This would not be staffs intent. Not allowing lots on the north side of the proposed road extension would allow the road to shift to the north, thereby reducing the amount of impact to Outlot I, proposed as park. Additional landscaping and special design features (bump-out parking on the south side) could be added to the road design to create an entry to the park, which connects to Outlot K in Trott Brook Farms. The engineering staff continues to research the improvements necessary to cross Judicial Ditch #1. If the City Council determines that this crossing is undesirable, either physically or financially, then the plat would be returned to the original configuration. The City Engineer has written an update memo regarding the revised plan as it relates to utility and transportation improvements. Recommendation Staff and the Planning Commission recommend that the City Council approve the zone change from Rld to PUD based on the following findings: I. THE ZONING IS COMPATIBLE WITH THE UNDERLYING LAND USE OF MEDIUM DENSITY RESIDENTIAL. S:\PLANNING\Case Files\2004\P 04-08 Trout Brook Estates\7 13 04 CC Memo.doc