06-25-2002 PC MIN - Laserfiche WebLink

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Planning Commission Minutes June 25, 2002 Page 3 e Staff report by Scott Harlicker. Contour Excavating request preliminary plat approval of Birchview, a six single family lot plat, located at 20737 Quincy Street at the 207th Avenue alignment. Mr. Harlicker reviewed the location of wetlands, wooded areas, and the existing home. He explained that the 700 foot maximum length for a cul de sac cannot be met due to the wetland. Staff would recommend allowing the additional 140 foot length, if the plat is approved, in order to avoid a significant amount of wetland filling. Mr. Harlicker reviewed the layout of the streets and lots. Staff recommends that the lot line between Lots 4 and 5 be adjusted to allow for extra width between the edge of the wetland and the property line in order to accommodate a driveway on Lot 4. Mr. Harlicker discussed the wetland issues associated with Lots 3 and 4. He noted that the Planning Commission may recommend approval of a plat with one lot that does not comply with the minimum lot size requirement. Also, he noted that even if the wetland is excluded from the lot size of Lot 3, the remaining 1.7 acres is adequate to support the proposed residence and the proposed primary and alternative septic system locations. Mr. Harlicker stated that the Park and Recreation Commission has recommended cash to meet the park dedication requirement. Two street trees per lot will be required, as well as a landscaping plan showing location of trees. He noted that the Wetland Technical Evaluation Panel will again review the plans. Chair Mesich asked what type of wetland was behind Lot 6. Mr. Harlicker noted that the wetland was a Type 2 and he explained where the Type 3 wetland portion was located. e Commissioner Baker asked what the difference was between a Type 2 and a Type 3 wetland. Mr. Harlicker stated that it was his understanding that a Type 3 wetland has standing water throughout most of the year, and a Type 2 wetland is dry part of the year and has standing water part of the year. Commissioner Baker asked if the lot lines could be adjusted so that Lot 3 meets the minimum lot size. Mr. Harlicker explained that acreage is limited outside the wetland and no matter how the property is divided up, one of the 6 lots would be deficient. Chair Pederson opened the public hearing. Marty Campion, Civil Engineer with Otto Associates, stated he was present representing Coutour Excavating. He stated that he concurs with the comments in the staff report. He stated that only approximately 1 acre of the 3.2-acre wetland in question is a Type 3, and this classification is due to the deeper water within the wetland. He stated this layout was The Technical Panel preferred this layout. A mitigation area to the north will be reviewed by Kjolhaugh and the Technical Panel. Commissioner Mesich asked for clarification on the driveway and septic location for Lot 6. Mr. Campion explained the locations. Mr. Harlicker asked if the primary system will encompass the entire area as shown. Mr. Campion stated that the area is 50'x100' which would be twice what is needed for a conventional system, but would likely be close to the actual size for a mound system. e Commissioner Franz asked if Lot 3 would become even smaller than 1.7 acres, if it were used for wetland mitigation. Mr. Campion stated that the alternative location would be to the east on Lot 4, which is heavily wooded. Also, wetlands could be mitigated next to the existing wetland, but they would have to do a significant amount of grading for a small amount of wetland.