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HomeMy WebLinkAbout4A New Creation Addition Rezone PC report 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: SEPTEMBER 9, 2019 AGENDA #: 4A PREPARED BY: JEFF MATZKE, PLANNER PRESENTED BY: PUBLIC HEARING: JEFF MATZKE YES AGENDA ITEM: NEW CREATION ADDITION AMENDMENT TO THE COMPREHEN- SIVE PLAN, REZONING, PRELIMINARY PLAT, AND VARIANCE RE- QUEST DISCUSSION: Introduction Amcon Construction on behalf of Faith Evangelical Lutheran Church is proposing a comprehensive plan amendment, rezoning, preliminary plat, and parking lot setback variance to separate one existing parcel into three parcels and rezone the parcel from a R-1 (Low Density Resi- dential) Zoning District to a R-3 (High Density Residential) Zoning Dis- trict. This would allow for future townhomes and a Group Day Care/Nursery School facility. The area for consideration is located at 16840 Highway 13 South, east of Five Hawks Avenue. The applications include the following requests: · Approve an Amendment to the 2040 Comprehensive Plan Map · Approve a Zoning Amendment from a R-1 (Low Density Resi- dential) Zoning District to a R-3 (high Density Residential) Zon- ing District · Approve a Preliminary Plat to be known as New Creation Addi- tion · Approve a variance from the minimum required parking setback (Section 1107.205) History A church has occupied the site since 1968. More recently a church addition and renovation have been completed. The applicant presented a concept plan of the group day care and townhome addition to the Planning Commission and City Council in July 2019. Current Circumstances COMPREHENSIVE PLAN AMENDMENT AND REZONING The property is designated as R-LD (Urban Low Density) on the draft 2040 Comprehensive Plan Land Use Map and zoned R-1 (Low Density Residential). This proposal would require a comprehensive plan amendment change to R-HD (Urban High Density) and a rezoning to R- 3 (High Density Residential), which allows 7-20 residential units per acre. The R-HD section in the Comprehensive Plan states that “Typical 2 Uses” include multi-family attached dwellings and/or other dwelling de- signs including Group Day Care/Nursery School. Following the Concept Plan review process, Amcon Construction has submitted plans for a 12,000 square-foot Group Day Care facility and future townhomes. (Both proposed land uses are permitted within the R-3 Zoning District.) The existing church (Religious Institution Land Use) is also a permitted use within the proposed R-3 Zoning District. The Metropolitan Council is currently reviewing the 2040 Comprehen- sive Plan for the City of Prior Lake. No amendments to the Compre- hensive Plan may be approved by the Metropolitan Council until this full 2040 Comp Plan is adopted. Final Plat and construction approvals will occur following Metropolitan Council adoption of the Prior Lake 2040 Comprehensive Plan. SITE CHARACTERISTICS: Total Site Area: The total site area consists of 5.0 acres. Vegetation: Wooded areas as well as open space occupy most of the northern end of the site. The project is subject to the Tree Preservation requirements of the Zoning Ordinance. Wetlands: The project does not contain any wetland areas. Access: A shared access is proposed for the day care and church uti- lizing the current church access to Five Hawks Avenue. A new access is proposed from Five Hawks Avenue for the future townhomes. Draft 2040 Comprehensive Plan Designation: This property is des- ignated for Low Density Residential uses on the draft 2040 Comprehen- sive Plan Land Use Map; however, this development project includes a request for a Plan amendment to re-designate the area for high density residential development. Zoning: The site is presently zoned R-1 (Low Density Residential) how- ever, this development project includes a request to rezone the area for high density residential development. The rezoning of the site is com- patible with adjacent R-3 zoned properties (townhomes/apartments) to the north along Five Hawks Avenue. PROPOSED PLAN: Lots: The plan calls for a 12,000 square-foot Group Day Care facility on a 56,421 square-foot lot (Lot 2) and the potential for 12 townhome units on a 57,996 square-foot area (Lot 3). Setbacks: Front, side, and rear setbacks for R-3 Zoning are proposed to be meet with this project. Streets/Utilities: No new streets are proposed with this development. The day care and townhomes will connect to watermain within the right- of-way of Five Hawks Avenue and sanitary sewer within the church property at the southeast corner of the site. 3 Stormwater: A storm water pond is proposed along the western prop- erty line to accommodate storm water for the entire site. Parking: The proposal identifies a joint parking area to increase effi- ciency of parking for the site. Many churches have peak parking needs that are opposite normal business hours and with the collaboration of the church and child care a joint parking area with agreement for use and maintenance is proposed. The total number of parking stalls pro- posed for the church and day care is 90 stalls. Landscaping: The developer will be required to follow a landscape plan design which satisfies the City Code in Section 1107 regarding landscaping, bufferyards, and tree preservation. This will include the addition of coniferous trees and fencing along a portion of the eastern property line to buffer the townhomes and day care from the single-fam- ily residential dwellings along Creekside Circle. Fees and Assessments: This development will be subject to develop- ment fees including park dedication, trunk utility service charges, and utility connection charges payable at the time of recording of the final plat. Variance: A parking variance is requested to create the joint parking lot expansion which will cross the property line between lots 1 and lot 2. A joint parking agreement between the church and the day care will be created to determine the use and maintenance obligations for the park- ing area. School District: The area is within the Prior Lake Savage School Dis- trict (ISD 719). Conclusion The applicant has met with City staff in preparation of this application. As noted in the attached staff memorandums from the Engineering and Community Development Departments, the applicant must refine the plans to assure compliance with the Public Work Design Manual re- quirements and City Zoning Ordinance. None of these revisions will likely impact the general design of the proposed plat. The site is com- patible with adjacent R-3 zoned properties (townhomes/apartments) to the north along Five Hawks Avenue. Also, regarding the requested var- iance, the shared parking lot necessitates the parking lot to be within 5 feet of the side property line. Shared parking lots are recommended to reduce impervious surface coverage, reduce storm water treatment needs, and increase efficiency of access points and redundancies of site features. Therefore, if the Planning Commission finds the Compre- hensive Plan Amendment, Rezoning and preliminary plat acceptable, the staff would recommend the following conditions be attached: 1. The developer must obtain the required permits from any other state or local agency prior to any work on the site. 2. The applicant shall address all the comments in the memorandum from the City Engineering Department dated August 30, 2019. 4 3. The applicant shall address all the comments in the memorandum from the City Community Development Department dated Septem- ber 3, 2019. The two actions necessary for this application include: 1) A recommendation to approve: a) A Comprehensive Land Use Plan amendment to change the density designation from low to high density residential, subject to Metropolitan Council approval; b) A Zoning Map Amendment to change the designation from R-1 (Low Density Residential) to R-3 (High Density Resi- dential); and c) A Preliminary Plat to subdivide the property into 3 lots as New Creation Addition. 2) Approve a 5.0-foot variance from the parking setback require- ment. ISSUES: The applicant is requesting a change from a low-density land uses to high-density land use designation. This change is consistent with the adjacent land uses (townhomes/apartments) to the north of the site. Also, the existing church (Religious Institution Land Use) is a permitted land use within the R-3 (High Density Residential) Zoning District. VARIANCE ANALYSIS This project includes requests for a variance from the minimum parking setback. Section 1108.400 states that the Board of Adjustment may grant a variance from the strict application of the provisions of the Zon- ing Ordinance, provided that: (1) There are practical difficulties in complying with the strict terms of the Ordinance. “Practical difficulties,” as used in connection with the granting of a Variance, means the prop- erty owner proposes to use the property in a reasonable man- ner not permitted by the Zoning Ordinance. Economic consid- erations alone do not constitute practical difficulties. Practical difficulties exist for the applicant in this case for the ex- isting shared parking lot the parking setback to be less than 5 feet of the side property line. Shared parking lots are recommended by City Staff as a way to reduce impervious surface coverage, reduce storm water treatment needs, and increase efficiency of access points and redundancies of site features. The application of a shared parking lot at the site will allow the adjacent church land use to maintain its required parking while sharing it with the new day care facility. (2) The granting of the Variance is in harmony with the general purposes and intent of the City Subdivision and Zoning Ordi- nances and the Comprehensive Plan. Two purposes of the Zoning Ordinance are to “promote the most appropriate and orderly development of the residential, business, industrial, public land and public areas enhance the aesthetic char- acter and appearance of the City” and “provide adequate off- street parking and loading facilities”. The addition of the Group 5 Day Care Land Use will allow for orderly development of the site and create additional efficiency of the site’s existing parking area. (3) The practical difficulty is due to circumstances unique to the property not resulting from actions of the owners of the prop- erty and is not a mere convenience to the property owner and applicant. A practical difficulty does exist due to the orientation of the prop- erty features. The shared parking lot will increase the efficiency of the parking areas and reduce grading and impervious surface on the site. (4) The granting of the variance will not alter the essential char- acter of the neighborhood or be detrimental to the health and safety of the public welfare. The granting of the variance will not alter the existing character of the neighborhood and will not be detrimental to the health and safety of the public welfare. The access location along Five Hawks Avenue will remain unchanged and will eliminate the need for another access point on the public street. (5) The granting of the Variance will not result in allowing any use of the property that is not permitted in the zoning district where the subject property is located. The granting of the variance will not result in allowing any use of the property that is not permitted in the zoning district. A Group Day Care/Nursery School Land Use is an allowed use within the R-3, High Density Residential Zoning District. ALTERNATIVES: 1. (A) Motion and a second to recommend approval of a Comprehen- sive Plan Amendment from an Urban Low Density (R-LD) to an Ur- ban High Density (R-HD) designation and the New Creation Addition Preliminary Plat subject to the listed conditions. (B) Motion and sec- ond to approve a 5.0-foot variance from the parking setback require- ment. 2. Motion and a second to table this item to another Planning Commis- sion meeting and provide the developer with direction on the issues that have been discussed. 3. Motion and a second to recommend denial of one or more of the applications based on findings of fact. RECOMMENDED MOTIONS: Two separate motions are required for this item. City Staff recommends Alternative #1 for each motion. EXHIBITS: 1. Location Map 2. Draft Resolution 19-XXPC – variance approval 3. Comprehensive Plan and Zoning Map Amendment Exhibit 4. New Creations Addition Site Plans H IG H W AY 13VILLAGE LAKE DR SEFIVE HAWKS AV SEWILLOWWOOD ST SEPRIORWOOD ST SE CREEKSIDE CIR SEPANAMA AV SEANNA TRL SESPRI NG AV SWH IG H W AY 13Ü Faith Evangelical Lutheran ChurchPreliminary Plat/Comp Plan Amendment/Re-ZoneLocation Map UPPER PRIO R LAK E GD (904) SPRING LAKE GD (912.8) LO WER PRIOR LAKE GD (904) PIKE LA KE NE (820.5) MYSTIC LA KE NE HAAS LA KE NE (907.3) BLIND LA KE RD (948.7) ARTIC LA KE NE (906.7) MARKLEY LA KE RD ( ) HOWA RD LA KE NE (957.3) CRYSTAL LA KE NE (943.3) RICE LAKE NE (945) CLEARY LAKE NE CAMPBELL LA KE NE (Not Estab.) SUBJECTPROPERTY SUBJECTPROPERTY 1 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 19-XXPC VARIANCE FROM THE MINIMUM REQUIRED PARKING SETBACK FOR A PROPERTY IN THE R-3 (HIGH DENSITY RESIDENTIAL SHORELAND) ZONING DISTRICT Motion By: Second By: WHEREAS, The Prior Lake Planning Commission, acting as the Board of Adjustment, conducted a public hearing on September 9, 2019, to consider a request from Amcon Construction, on behalf of the property owner, Faith Evangelical Lutheran Church, to approve a variance from the minimum required parking setback to construct a parking lot expansion on a property located in the R-3 (High Density Residential) Zoning District at the following property: 16840 Highway 13 South SE, Prior Lake, MN 55372 PID 259021040 Legal Description: That part of the West half of the Southwest Quarter of Section 2, Township 114, Range 22, Scott County, Minnesota described as follows: Beginning at the intersection of the East line of said West ½ of the Southwest ¼ and the Northerly right-of- way line of Tunk Highway No. 13; thence North along said East line a distance of 656.05 feet; thence West at right angles a distance of 300 feet; thence South parallel to said East line a distance of 795.94 feet, more or less, to said Northerly right-of-way line; thence Northeasterly along said right-of-way line to the point of beginning. WHEREAS, Notice of the public hearing on said variance request was duly published in accordance with the applicable Prior Lake Ordinances; and WHEREAS, The Planning Commission proceeded to hear all persons interested in this variance request, and persons interested were afforded the opportunity to present their views and objections related to the variance request; and WHEREAS, The Planning Commission has reviewed the application for the variance as contained in Case #DEV19- 0000023 and held a hearing thereon on September 9, 2019; and WHEREAS, The Planning Commission has considered the effect of the proposed variance upon the health, safety, and welfare of the community, the existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, the effect on property values in the surrounding area and the effect of the proposed variance on the Comprehensive Plan. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING COMMISSION OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The Planning Commission hereby adopts the following findings: a. There are practical difficulties in complying with the strict terms of the Ordinance. “Practical difficulties,” as used in connection with the granting of a Variance, means the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Ordinance. Economic considerations alone do not constitute practical difficulties. Practical difficulties exist for the applicant in this case for the existing shared parking lot the parking setback to be less than 5 feet of the side property line. Shared parking lots are recommended by City Staff as a way to reduce impervious surface coverage, reduce storm water treatment needs, and increase efficiency of 2 access points and redundancies of site features. The application of a shared parking lot at the site will allow the adjacent church land use to maintain its required parking while sharing it with the new day care facility. b. The granting of the Variances are in harmony with the general purposes and intent of the City Subdivision and Zoning Ordinances and the Comprehensive Plan. Two purposes of the Zoning Ordinance are to “promote the most appropriate and orderly development of the residential, business, industrial, public land and public areas enhance the aesthetic character and appearance of the City” and “provide adequate off-street parking and loading facilities”. The addition of the Group Day Care Land Use will allow for orderly development of the site and create additional efficiency of the site’s existing parking area. c. The practical difficulty is due to circumstances unique to the property not resulting from actions of the owners of the property and is not a mere convenience to the property owner and applicant. A practical difficulty does exist due to the orientation of the property features. The shared parking lot will increase the efficiency of the parking areas and reduce grading and impervious surface on the site. d. The granting of the variances will not alter the essential character of the neighborhood or be detrimental to the health and safety of the public welfare. The granting of the variance will not alter the existing character of the neighborhood and will not be detrimental to the health and safety of the public welfare. The access location along Five Hawks Avenue will remain unchanged and will eliminate the need for another access point on the public street. e. The granting of the Variances will not result in allowing any use of the property that is not permitted in the zoning district where the subject property is located. The granting of the variance will not result in allowing any use of the property that is not permitted in the zoning district. A Group Day Care/Nursery School Land Use is an allowed use within the R-3, High Density Residential Zoning District. 3. Based upon the findings set forth herein, the Planning Commission hereby approves the following variance to allow the expansion of a parking lot in the R-3 (High Density Residential) Zoning District: a. A 5-foot variance from the required minimum 5-foot parking setback (Section 1107.205) 4. The variances are subject to the following conditions of approval: a. The variance resolution shall be recorded at Scott County. b. Building Permit/Grading Permit shall be obtained from the Building and Engineering Departments prior to the commencement of construction. c. The variance approval is contingent of the approval of a rezoning of the property from a R-1 (Low Density Residential) to a R-3 (High Density Residential) Zoning District and the Final Plat of New Creation Addition. PASSED AND ADOPTED THIS 9TH DAY OF SEPTEMBER 2019. _______________________________ Dave Tieman, Commission Vice-Chair ATTEST: _________________________________ Casey McCabe, Community Development Director VOTE Fleming Kallberg Tschetter Ringstad Tieman Aye ☐ ☐ ☐ ☐ ☐ Nay ☐ ☐ ☐ ☐ ☐ Absent ☐ ☐ ☐ ☐ ☐ Abstain ☐ ☐ ☐ ☐ ☐ NO.REV.DATEREVISIONS DESCRIPTIONPROJECT: CLIENT: SUBMITTED: SHEET 1 OF 1 PROJECT: DRAWN BY: AMC1901 SCT CHECKED BY: 07.29.2019REVISIONSDRAWING:bdry-AMC1901.dwg SCT PRELIMINARY PLATFaith Evangelical166840 Highway No. 13 S.Prior Lake, MN 55372Being p/o The West 1/2 of the Southwest 1/4Sec. 2, T. 114 N., R. 22 W.Scott County, MinnesotaAmcon 6121 Baker Road Suite 101 Minnetonka, MN 55345 BENCHMARK CERTIFICATION PROPERTY DESCRIPTION LEGEND NOTES AREA SUMMARY PRELIMINARY PLAT SUMMARY C:\Users\jmatzke\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\00IUD45S\New Creation Addition - Review Memo 083019.docx 701 XENIA AVENUE S | SUITE 300 | MINNEAPOLIS, MN | 55416 | 763.541.4800 | WSBENG.COM Memorandum To: Nick Monserud, Project Engineer Pete Young, Water Resources Engineer From: Kris Keller, Dustin Simonson, Stephanie Hatten - WSB Date: August 30, 2019 Re: New Creation Addition to Faith Lutheran Church City Project No. DEV19-00000X WSB Project No. 10704-000 We have reviewed the preliminary plat documents submitted for the New Creation Addition to Faith Lutheran Church dated August 9-10, 2019 (Civil Sheets, HydroCAD Reports) as prepared by Elliott Professional Civil Engineering Services and August 8, 2019 (Geotechnical Report) as prepared by Braun Intertec. We have the following comments with regards to stormwater management and engineering; General 1. Submit for and provide copies to the City of all required permits from regulatory agencies (MCES, Minnesota Pollution Control Agency, Minnesota Department of Health, NPDES, etc.) 2. An NPDES permit is required as the site exceeds 1 acre of disturbance. Plat 1. Provide additional drainage and utility easement over the utilities that are installed across the adjacent lot to accommodate future maintenance if ownership changes. Drainage and utility easements need to allow for a 1:1 trench from the invert of the utility with a minimum of 20’ centered on the utility. Stormwater Management 1. Incorporate the following into the grading and erosion and sediment control plan: a. Extend the contours to 200 feet beyond the limits of the site to confirm offsite drainage patterns. b. Label the outlet elevation and HWL for the infiltration basin and rainwater garden. c. Include a schematic describing the building style with elevations. d. Per the Tree Inventory plan sheet, the removal of several trees is required. Show the limits of clearing and grading as well as the removal of all trees and brush that will occur below the NWL of the basins. Also show tree preservation. e. Add drainage arrows to the marked EOF locations from all low points and ponding areas. Call out the elevation of the high point on the EOF route. New Creation Addition to Faith Lutheran Church August 30, 2019 Page 2 2. Stormwater Management Calculations Comments: a. Provide an existing drainage area map in addition to the proposed drainage area map. b. The impervious areas assigned to each land surface type listed on the grading and erosion and sediment control plan do not match the values in HydroCAD. Revise for consistency between the model and plans. Also, with the impervious areas called out in subcatchments 2S and 3S, the total impervious is 28,972 square feet instead of 31,942 square feet. Recalculate the total impervious area and modify the final value on the plans and in the stormwater management summary. c. The top of the outlet structure is shown at an elevation of 974 feet as a horizontal opening on the plans but modeled in HydroCAD as a vertical orifice for both the infiltration basin and the rainwater garden. Revise modeling to be consistent with the proposed outlet structure. d. The exfiltration rate in HydroCAD is 0.120 in/hr. In the stormwater management summary, the infiltration rate is listed as 0.2 in/hr. Revise for consistency, but also consider note 3b. e. The system will ultimately be discharging to the ditch along TH 13. Because the site requires rate and volume control, this area should be modeled as a discharge point taking the aggregate discharge from the infiltration pond and the rainwater garden to ensure that proposed rates do not exceed existing rates into the ditch. f. Utilize the NRCS MSE3 rainfall distribution and NOAA Atlas 14 precipitation depths for the 2-, 10-, and 100-year, 24-hour storm events in the HydroCAD models. g. Because the site disturbs more than 1 acre and the NPDES permit applies, the infiltration system must provide a water quality volume of 1-inch of runoff (or 1- inch minus the volume of stormwater treated by another system on the site) from the new impervious surfaces created by the project. 3. Consider the following regarding the infiltration basin and rainwater garden: a. Use an infiltration test at the proposed location of both basins to provide a base infiltration rate of the surrounding soils. b. The Geotechnical Report calls out an abundance of clayey, fine grained soils encountered within the soil borings. The soils are judged to be HSG D soils with an infiltration rate of 0.06 in/hr or less. The HydroCAD model uses HSG C soils. Please modify for consistency. i. Because HSG D soils are present on the site, a higher engineering review and City approval are required before going forward with infiltration. c. Infiltration basins should be designed in accordance with the Minnesota Stormwater Manual. If underdrains are not proposed for the infiltration basin, dewatering provisions should be provided. d. Rain Guardians are proposed to provide pretreatment for the rainwater garden. Pretreatment is also required for the infiltration basin. New Creation Addition to Faith Lutheran Church August 30, 2019 Page 3 e. The Minnesota Stormwater Manual requires that impervious area construction is completed and pervious areas established with dense and healthy vegetation prior to introduction of stormwater into a vegetated infiltration practice. Please include this note on the rainwater garden detail. 4. Because the site disturbs greater than 1 acre, Volume Control Standard 2 applies to the site. Runoff shall have no net increase from pre-project conditions of stormwater discharge volume, total suspended solids, and total phosphorus. a. The water quality treatment standard for new stormwater ponds is a 60% reduction in total phosphorus and a 90% reduction in total suspended solids from the proposed development area. Provide water quality modeling to show that these requirements have been met. 5. Ensure that the pipe from MH#1 to FES#1 is RCP as it is in the TH 13 Right of Way. 6. Submit calculations to show the size of the proposed storm sewer pipes. Grading 1. The minimum grade for drainage swales shall be 2% or greater. The drainage swale to the north and east of the proposed building leading to the infiltration basin is less than 2%. Modify the grading in this area. 2. The maximum grade for maintained areas is 4:1 or less. The area southeast of the preschool play area is proposed to be graded steeper than a 4:1 (3:1). Modify the grading in this area. Utilities 1. Provide characteristic information (size, depth, pipe material, etc.) on all existing and proposed utilities (sanitary, water, storm). 2. Describe how the proposed utilities will be connected to the existing utilities (wet tap, connect to ex. stub, etc.). 3. Provide a cleanout at the bend of the sanitary sewer service. 4. Provide maintenance agreements from sewer, water and storm sewer system. Miscellaneous 1. Identify where the two provided parking lot paving section types will be used. 2. Extend the fence of the preschool play area to the north side of the building. 3. Verify all references in the plan to City Standards are to the City of Prior Lake’s Public Works Design Manual (e.g. Brooklyn Park is referenced on Sheet C2, etc.) SWPPP 1. Please revise the plan set to include a SWPPP with necessary elements such as a point of contact, the number of acres of impervious for pre- and post-construction, temporary erosion and sediment control quantities, and a site map with existing and final grades, New Creation Addition to Faith Lutheran Church August 30, 2019 Page 4 including dividing lines and direction of flow for all pre- and post-construction stormwater drainage areas within the project limits. Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com Memo The Community Development Department has reviewed the Preliminary Plat for the subject project with a plan date of 8-9-19 (Civil Set) and 8-12-19 (Preliminary Plat) and we have the following comments: General 1. Development fees – The following development fees are to be collected at the time of final plat approval: Park Dedication ($6,400/net acre) Trunk Water ($7,506/net acre), Trunk Sanitary Sewer ($4,450/net acre), Trunk Storm Sewer ($6,735/net acre), and a 4% administrative fee and 5% construction observation fee based on the total estimated construction costs (which include grading and public utility connections). 2. Comprehensive Plan – The Metropolitan Council is currently reviewing the 2040 Comprehensive Plan for the City of Prior Lake. No amendments to the Comprehensive Plan may be approved by the Metropolitan Council until the full 2040 Comp Plan is adopted. Final Plat and construction approvals will occur following Metropolitan Council adoption of the Prior Lake 2040 Comprehensive Plan. Civil Site Plan 1. Group Day Care/Nursery School – Land use must meet conditions set forth in Section 1102.602 (9) including: a. At least 40 square feet of outside play space per pupil must be provided and such space shall be enclosed by a bufferyard. b. An off-street passenger loading area shall be provided in order to maintain vehicular and pedestrian safety. 2. Site details – All site details must meet requirements outlined in Section 1107 of the City Code including but not limited to parking, signage, landscaping, bufferyards, tree preservation, and architectural design. Grading of the site cannot occur until full tree preservation plan is submitted with calculations for tree replacement. Further detailed review will be conducted during formal site plan and building permit reviews. Preliminary Plat/Final Plat 1. Overall Area – correct overall parcel area listed to match area summary of 5.0 acres. 2. Easements – Easements are required for all lateral utilities across adjacent properties. Identify easements on plat. Date: September 3, 2019 To: Wayde Johnson, Amcon Construction From: Jeff Matzke, Planner Subject: New Creation Addition Preliminary Plat, Comp Plan Amendment, Rezoning, & Variance City Project #DEV19-000023 3. Townhome Density – The future townhome lot is 1.33 acres with 12 units proposed. This accounts for a potential of 9 units/per acre. This density of the residential units indicates that it meets the minimum of 7 units per acre necessary for high density residential zoning. 4. Lot 3 – Identify Lot 3 as Outlot A to defer development fees for lot 3 area. Future final plat will be required for lot 3. 5. City Signature line – List Mayor and City Clerk signatures on final plat for City officials.