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HomeMy WebLinkAbout06. 15-421SEPTEMBER 22, 2015 15-421 RESOLUTION (CARRIED___7-0____LOST_______LAID OVER_______WITHDRAWN_______) PURPOSE: APPROVE PRELIMINARY PLAT KNOWN AS NORTHSHORE ESTATES 2 AND PLANNED DEVELOPMENT FOR A SINGLE- FAMILY RESIDENTIAL SUBDIVISION; SOUTHEAST CORNER OF RYF ROAD AND EDGEWOOD ROAD INITIATED BY: NORTHSHORE REAL ESTATE DEVELOPMENT, LLC PLAN COMMISSION RECOMMENDATION: Approved w/conditions BE IT RESOLVED by the Common Council of the City of Oshkosh that the preliminary plat known as Northshore Estates 2 for a planned development as a single- family residential subdivision at the southeast corner of Ryf Road and Edgewood Road is hereby approved with the following conditions: 1) The proposed right-of-way receives name approval by emergency service providers prior to submission of the final plat. 2) Fee-in-lieu of parkland dedication is utilized. 3) Street lighting plan and terrace trees plan is submitted and approved by the city prior to final plat submission. 4) Approval of the development plan is provided requiring no further review or approval of building plans by the Plan Commission. Qi0 OfHKOJH ON THE WATER TO: Honorable Mayor and Members of the Common Council FROM: Darryn Burich Director of Planning Services DATE: September 17, 2015 RE: Approve Preliminary Plat Known as Northshore Estates 2 and Plan Development for a Single-Family Residential Subdivision; Southeast Corner of Ryf Road and Edgewood Road (Plan Commission Recommends Approval) BACKGROUND The area of the requests includes a single undeveloped 4.04 acre parcel located at the southeast corner of Ryf Road and Edgewood Road. It is located within a single family residential area with single family residential subdivisions to the west and south, an institutional use (Community Church) adjacent to the east and undeveloped lands to the north across Ryf Road. This parcel is the last remaining in-fill portion of a greater residential subdivision and planned development known as Northshore Preserve (approved in 2001). ANALYSIS The planned development and preliminary plat is proposed to consist of the development of fifteen single-family lots ranging in size from 8,400 square feet to 14,100 square feet and includes the dedication of 0.63 acres of land for right-of-way/street purposes. This is a change from the originally approved planned development which contained twelve larger lots and a roadway connection to Ryf Road where this proposal is for slightly smaller lots and a proposed new cul-de-sac road referenced as White Clover Court. Five of the lots will be fronting and have access directly from Edgewood Road and the remaining ten lots will be fronting and have access to the newly created cul-de-sac connecting to Shore Preserve Drive to the south. The developer is also proposing a 30 foot wide water and trail easement connecting the cul-de-sac to Ryf Road to the north. The Department of Public Works reviewed the proposed utilities and storm water management plan which can be connected to existing utilities within the new roadway however sanitary sewer is not currently located within Edgewood Road right-of-way and could be included in the 2017 Capital Improvement Plan or installed by the developer. Storm water management will be addressed through existing detention ponds which were constructed with the intent of servicing this area. Dedicated park land has not been included and staff recommends the fee-in-lieu of dedication be utilized for future park acquisition. Street lighting or terrace trees plans have not yet been submitted but will be required prior to approval of the final plat. The single-family uses proposed are consistent with the zoning district as well as the City's Comprehensive Plan land use recommendation and lot sizes and dimensions meet the minimum code requirements. The proposed right-of-way will require name approval by emergency services and no further review of building plans is recommended providing they meet the base standards of the R-1 Single Family Residence District. FISCAL IMPACT None anticipated. RECOMMENDATION The Plan Commission approved of the request at its September 15, 2015 meeting. Approved, City Manager ITEM: DEVELOPMENT PLAN REVIEW AND PRELIMINARY PLAT FOR THE CREATION OF A FIFTEEN LOT SINGLE-FAMILY RESIDENTIAL SUBDIVISION AT THE SOUTHEAST CORNER OF RYF ROAD AND EDGEWOOD ROAD Plan Commission meeting of September 15, 2015 GENERAL INFORMATION Petitioner: Davel Engineering & Environmental, Inc. Owner: Northshore Real Estate Development, LLC Actions Requested: The applicant is requesting the approval of a development plan for a single family residential Planned Development and a fifteen lot land division/preliminary plat. Applicable Ordinance Provisions: Criteria for Planned Development Overlay Districts are located in Section 30-33 of the Zoning Ordinance. Requirements governing platting are located within Sections 30-72 through 30-75 of the Subdivision Regulations. Property Location and Type: The area of the requests includes a single undeveloped 4.04 acre parcel located at the southeast corner of Ryf Road and Edgewood Road. It is located within a single family residential area with single family residential subdivisions to the west and south, an institutional use (Community Church) adjacent to the east and undeveloped lands to the north across Ryf Road. This parcel is the last remaining in-fill portion of a greater 32 acre residential subdivision and planned development known as Northshore Preserve (approved in 2001). Subject Site Existing Land Use Zoning Undeveloped R-1 PD Adjacent Land Use and Zoning Existing Uses Zoning North Undeveloped (across Ryf) R-1 South Residential R-1 PD East Institutional (Community Church) R-1 PD West Residential (across Edgewood) R-1 PD Comprehensive Plan Land Use Recommendation Land Use 10 Year Land Use Recommendation Residential 20 Year Land Use Recommendation Residential 1 ANALYSIS The Planned Development and preliminary plat rests upon the entire 4.04 acre lot and is proposed to consist of the development of fifteen single-family lots ranging in size from 8,400 square feet to 14,100 square feet and also includes the dedication of approximately 0.63 acres of land for right- of-way/street purposes. This request is a change to the originally approved planned development which contained twelve lots of slightly larger size and a roadway connection to Ryf Road,but that was never platted. The petitioner has indicated in their application that smaller lots are more desirable from a current market perspective and subsequently they have reduced lot sizes in this request. With the proposed dwelling unit total of 15 units on the 4.04 acre area,the density for the development is considered low at approximately 3.7 units per acre (one unit per 11,700 square feet), which is approximately 40% less than the density permitted within the base R-1 zoning district (24 units, 6 units per acre/one unit per 7,200 square feet). The development plan is laid out utilizing both Edgewood Road and a proposed new road referenced as "White Clover Court" on the preliminary plat. The road name will have to be approved by emergency service providers prior to a final plat being submitted. Five of the proposed lots will be fronting and have access directly from Edgewood Road and the remaining ten lots will be fronting and have access to the new 415 foot long by 60 foot wide "White Clover Court" cul-de-sac that will connect on its south end to Shore Preserve Drive. When reviewing the original planned development staff determined that a full roadway connection to Ryf Road was undesirable as it is in close proximity(approximately 270 feet)to the Edgewood Road and Ryf Road intersection but that the ability to provide pedestrian access from"White Clover Court"cul- de-sac was wanted. The developer is proposing a 30 foot wide water and trail easement, connecting the "White Clover Court" cul-de-sac to Ryf Road at the northern edge of the cul-de-sac to provide both pedestrian/multi-use trail access to the development and water utility location. City Police and Fire Departments have reviewed the plan and have not indicated any problems relative to servicing the proposed development. The Department of Public Works has reviewed proposed utilities and stormwater management plan within the development plan and preliminary plat area. Water utilities to serve the development are proposed to be located within the "White Clover Court"cul-de-sac and will connect the water main currently located within Shore Preserve Drive and Ryf Road, thereby making a desirable looped water main system. Sanitary sewer capacity is available to service the development and sanitary sewer installed within proposed"White Clover Court" and will provide lots 6-15 connection to the sanitary sewer located in Shore Preserve Drive right-of-way however there is not currently sanitary sewer within Edgewood Road right-of-way that is necessary to directly service proposed Lots 1-5. The installation of sanitary sewer within the Edgewood Road right-of-way is not in the 2016 Capital Improvement Plan but could be included in 2017 Capital Improvement Plan or alternatively, the facilities can be installed by the developer as part of the development agreement. Stormwater management will be addressed through the use of existing stormwater detention ponds (located on Outlots 1 and 4 of the Northshore Preserve Plat) which were originally sized and constructed with the intent of servicing this area. Dedicated parkland has not been included within the preliminary plat. Staff has not identified suitable or acceptable park area within the development plan area and recommends that the fee-in- lieu of parkland dedication be utilized for future parkland acquisition. The submission of the preliminary plat also did not include a street lighting plan or a terrace trees plan,which is required Item-SE Corner of Ryf&Edgewood—Prelim Plat&PD 2 by the subdivision ordinance. Staff recommends that a street lighting plan and terrace trees plan be submitted and approved prior to final plat submission. Single family uses proposed for the development plan are consistent with the base R-1 Single Family Residence Zoning District as well as the Comprehensive Plan's Land-Use recommendation and all lots proposed within the planned development and preliminary plat meet minimum code requirements to size and dimensions therefore the petitioner is not requesting any base standard modifications from the Zoning Ordinance as part of this request. Staff recommends that the approval of the development plan be provided requiring no further review of building plans by the Plan Commission and that proposed development follow the base standards of the R-1 Single Family Residence District and variances follow the processes outlined within the zoning ordinance. RECOMMENDATIONS/CONDITIONS Staff recommends approval of the Planned Development and fifteen lot land division/Preliminary Plat with the following condition: 1) The proposed right-of-way receives name approval by emergency service providers prior to submission of the final plat. 2) Fee-in-lieu of parkland dedication is utilized. 3) Street lighting plan and terrace trees plan is submitted and approved by the city prior to final plat submission. 4) Approval of the development plan is provided requiring no further review or approval of building plans by the Plan Commission. The Plan Commission approved of the planned development and preliminary plat as requested with conditions noted. The following is the Plan Commission's discussion on this item. Mr. Buck presented the item and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. He discussed the history of the subdivision development known as Northshore Preserve of which the original preliminary plat was approved in 1998 with portions having final platting and approved in 2001 and 2004. He discussed the original layout of the subdivision and reviewed the site plan for the preliminary plat for this request which is creating slightly smaller lots than the original development. He stated that the proposed plat and planned development were for 15 residential lots instead of the original 12 lots and that it is considered a low density development. He discussed the White Clover Court cul-de-sac that would be created with this revised proposal and the reasoning to not have it as a through street to Ryf Road. He discussed the utilities service for this subdivision and the storm water management plans which were utilizing the existing facilities that were developed when the original subdivision was created. He also discussed the parkland dedication required which staff was recommending the fee-in-lieu of land dedication as there was no acceptable park area within the development plan as well as the street lighting and terrace trees plans which were not submitted at this time. He further stated that the petitioner was not requesting any base standard modifications and the proposal was consistent with the City's Comprehensive Plan and that all lots within the development meet the City's minimum lot dimension requirements. He also reviewed the conditions recommended for this request. Item-SE Corner of Ryf&Edgewood—Prelim Plat&PD 3 Mr. Borsuk questioned if the White Clover Court paving and all utilities would be part of the developer's agreement. Mr. Buck responded affirmatively and stated that Edgewood Road was already developed and the developer could put in the necessary utilities to service this area or it could be included in a future Capital Improvement Program. He further stated that the developer's agreement is usually drawn up after approval of the preliminary plat. Mr. Thorns inquired why the lots on the north end of the preliminary plat were not considered for the parkland dedication. Mr. Buck indicated that these two lots were comprised of a very small area for park purposes and the fee-in-lieu of parkland dedication was more desirable in this case as it would provide funding for future parkland acquisition or development. He also noted that there were open spaces and trails included in the original plat as well as a trail easement area designated extending from the cul-de-sac to Ryf Road. Mr. Thorns then inquired if the existing detention basins would be adequate to handle the storm water runoff from the proposed additional lots within this plat. Mr. Buck responded affirmatively. Mr. Gray questioned if the new structures will be the same as the ones previously approved. Mr. Buck responded that the structures' design was not approved previously and the private covenants for the subdivision are up to the developer to address. Luann Ziebell, 3880 Shorebird Court, stated she was representing residents in this subdivision who thought that the proposed lots were too small and that smaller lots would result in smaller homes and questioned what the minimum lot square footage was to meet the City's code requirements. Mr. Buck replied that the minimum lot size for the City's R-1 Zoning District was 800 square feet. Ms. Ziebell stated that the developer had covenants in the original development to require minimum home sizes of 1700 square feet and voiced her concern about the size of the proposed lots not being large enough to accommodate homes that would fit on them. Dave Omachinski, 1605 Maricopa Drive, stated he was a partner in the Northshore Real Estate Development and appreciated the ambiance of the neighborhood. He discussed the proposed lots which will be at least 120 feet deep and 78 feet wide which would be adequate area for a 1600 square foot home with a garage. He further discussed that the developer cared about the value of the lots in this subdivision as they still owned about 15 lots which are for sale and they have a vested interest in this development. He felt the lot sizes would work well as proposed. Mr. Thorns questioned how big these proposed lots were in comparison to the previous development. Item-SE Corner of Ryf&Edgewood—Prelim Plat&PD 4 Mr. Omachinski responded that the lot sizes vary greatly and that the lots in the front of the subdivision were approximately 11-12,000 square feet and these proposed lots were about 10,000 square feet. Mr. Thorns then questioned if the homes in this subdivision would be two-story structures. Mr. Omachinski indicated that they have not yet decided what covenants would be in place at this time but he felt the homes would be in the 1,500 to 1,600 square foot range. He discussed the current market for residential properties and stated that smaller homes with more amenities were more popular and the homes in this subdivision may be slightly smaller than the original homes but the value will be the equivalent. Motion by Borsuk to approve a planned development and preliminary plat for the creation of a fifteen lot single-family residential subdivision at the southeast corner of Ryf Road and Edgewood Road with the following conditions: 1) The proposed right-of-way receives name approval by emergency service providers prior to submission of the final plat. 2) Fee-in-lieu of parkland dedication is utilized. 3) Street lighting plan and terrace trees plan is submitted and approved by the city prior to final plat submission. 4) Approval of the development plan is provided requiring no further review or approval of building plans by the Plan Commission. Seconded by Thorns. Motion carried 8-0. Item-SE Corner of Ryf&Edgewood—Prelim Plat&PD 5 City of Oshkosh Application Subdivision & Certified Survey Map SUBMIT TO: Dept.of Community Development Q/1-K0/1-1 215 Church Ave.,P.O.Box 1130 ON THE WATER **PLEASE TYPE OR PRINT USING BLACK INK** Oshkosh,Wisconsin 54903-113.0 PHONE:(920)236-5059 APPLICANT INFORMATION Petitioner: Davel Engineering &Environmental Inc (John R.Davel,P.E.) Date: 8-17-2015 Petitioner's Address: 1811 Racine Street Menasha WI 54952 City: State: Zip: Telephone#:(920) 560-6563 Fax:( 920) 830-9595 Other Contact#or Email: john©davel.pro Status of Petitioner(Please Check): er x Representative Tenant Prospective Buyer Petitioner's Signature(required): !! John R. Davel,P.E. Date: P/r1/3"-- OWNER INFORMATION Owner(s): Northshore Real Estate Development LLC Dom: 8-17-2015 Owner(s)Address: 1605 Maricopa Drive City: Oshkosh State: WI Zip: 54904 Telephone.#:(920) 203-3285 Fax:( ) Other Contact#or Email:domachinski@new.rr.com Ownership Status(Please Check): Individual Trust Partnership Corporation Property Owner Consent: (required By signature hereon,I/We acknowl-._e .: City offic".1 and/. employees may,in the performance of their functions,enter upon the property to inspect or gather o'.-r info s::., n to v. s this application. I also understand that all meeting dates are tentative and may be postponed by . Pl. 4 .101,1-• Div.-'n .r ....plete submissions or other administrative reasons. Property Owner's Signature: .∎ `,t, 4 Date: SUBDIVISION INFORMATION �o ere, t- ? h e p ,c.� LL- (Please Cheek): x Residential Commercial/Industrial Other Approvals Requested(Please Check): x Preliminary Subdivision Plat* Final Subdivision Plat Certified Survey Map *If preliminary plat,is the entire area owned or controlled by subdivider included? Yes x No Location of Proposed Project: Edgewood Rd-Intersection Ryf Rd and Shore Preserve Drive Zoning Classification R-1 (Planned development) Subdivison for residential lots (To complete the Northshore Preserve development) Reason for Division: Proposed Number of Lots: 15 Proposed Lot Sizes:Min. 8,421 sq.R Max.14,128 sq.ft Average 9,927 sq.R Acres in Parcel(s): 3.1483 Single family housing Pr ed Project Type(include use of buildings and property): Current Use of Property(include existing structures): Vacant land used for agriculture Staff Date Reed grime/`' 4A Significant Natural Amenities(slope,vegetation, large tree stands,etc.): There are significant tree lines along the Edgewood Lane and Ryf Road frontages Floodplains,navigable streams,wetlands,and Other Development Restrictions: N/A Variances-List and explain any requested variances from the Subdivision Regulations: N/A **Please note that a meeting notice will be mailed to all abutting property owners regarding your request. SUBMITTAL REQUIREMENTS—Must accompany the application to be complete. ➢ Basic Materials lg Completed Application (51 Legal Description of Site ® Twenty-Six(26)full size paper prints of the preliminary or final plat prepared in accordance with City Subdivision Regulations • One copy of the subdivision plat reduced to 8 '/2"x 11" N/A ❑ One copy of the Certified Survey Map ❑ Digital Copy of Preliminary Plat,Final Plat,or CSM in Autocad 2000 format(plans may be e-mailed to the Planning Office) ➢ Plat Data a Title R' Legal description and general location of property • Date,scale and north arrow • Names and addresses of the owner,subdivider,and land surveyor preparing the plat k] Entire area contiguous to the proposed plat owned or controlled by the subdivider shall be included on the preliminary plat 50 Exterior boundaries Q Contours N/A ❑ Water elevations 51 Location,rights-of-way widths and names Q Location and names of any adjacent subdivisions 3 Type,width and elevation of existing street pavements within the plat or adjacent thereto • Location,size, and invert elevation of existing infrastructure items such as sewers,manholes,power poles,etc. 7 Locations of all existing property boundary lines • Dimensions of all lots with proposed lot and block numbers Li Location and dimensions of any sites to be reserved or dedicated for parks,trails,playgrounds,drainage ways,or other public use,or which are to be used for group housing,shopping centers,church sites,or other non-public uses not requiring lotting k7 Approximate radii of all curves x3 Corporate limit lines fc] Any proposed lake and/or stream access gi Any proposed lake and stream including the notice of application for Dept.of Natural Resources' approval,when applicable 5:3 Location of environmentally sensitive areas(wetlands, floodplains,navigable streams,etc.) For further information see Section 30-72 of City of Oshkosh Subdivision Regulations for Submittal Requirements ➢ Application fees are due at time of submittal. Make check payable to City of Oshkosh. ➢ Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE For more information please visit the City's website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm 2 5 ■ City of Oshkosh Application SUBMIT TO: ` pP Dept.of Community Developmer © Planned Development Review 215 Church Ave.,P.O.Box 1130 A Oshkosh,Wisconsin 54903-1130 Q fH H 0 Conditional Use Permit Review PHONE:(920)236-5059 ON THE WATER **PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION , Petitioner Davel Engineering& Environmental Inc (John R. Davel,P.E) Date: 8-17-2015 Petitioner's Address: 1811 Racine Street City: Menasha State: WI Zip: 54952 Telephone#:(920) 560-6563 Fax:(920) 820-9595 Other Contact#or Email: john@davel.pro Status of Petitioner(Please Check): caner x Repres five Tenant Prospective Buyer Petitioner's Signature(required): /� John R. Dave', P. pl/? gn �i�L e1, E. Date: O/ ��S- OWNER INFORMATION Owner(s): Northshore Real state Development LLC (Dave Omachinski) Date: 8-17-2015 Owner(s)Address: 1605 Mancopa Drive City: Oshkosh WI Zip: 54901 ty: State: Zip. Telephone#:(920) 203-3285 Fax:( ) Other Contact#or Email: domachinski(oanew.rr.com Ownership Status(Please Check): Individual Trust Partnership X Corporation Property Owner Consent(required) By signature hereon,I/We acknowl-•!e that City o i. '.. and/or employees may,in the performance of their functions,enter upon the property to inspect or gather oth- info . al'n . ' ary to p . ess this application. I also understand that all meeting dates are tentative and may be postponed by the P1 ..'.g ',a • II Sion f•"in,. ete submissions or other administrative reasons. Property Owner's Signature: , • ,fie r.t,, Dave Omachinsl i / Date: s l7 5-- SITE INFORMATION N o r "5 t.rt- ,, bet,a.l�4X 4-LC--- Address/Location of Proposed Project:Edgewood Rd- Intersection Ryf Rd&Shore Preserve Dr Parcel No.91280150000 Proposed Project Type: Residential single family subdivision Current Use of Property: Vacant,Agriculture Zoning— R-1 Land Uses Surrounding Site: North: Ryf Road/Oshkosh Area Schools(Ag) South: Northshore Preserve(Single family residential) East: Community Church West: Edgewood Village (Single family residential) **Please note that a meeting notice will be mailed to all abutting property owners regarding your request. D Application fees are due at time of submittal. Make check payable to City of Oshkosh. ➢ Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE For more information please the City's website at www.ci.oshkosh.wi.usfCommunity_Development/Planning.htm Staff Date Rec'd T-1 /)G 6 Briefly explain how the proposed conditional use/development plan will not have a negative effect on the issues below. 1. Health,safety,and general welfare of occupants of surrounding lands. This project is the planned completion of Northshore Preserve, as such it is anticipated. Facilities have been built to serve it. 2. Pedestrian and vehicular circulation and safety. The proposed cul de sac promotes slow traffic and pedestrian safety. Pedestrian trail easement provides for pedestrian connection to Ryf Road. 3. Noise,air,water,or other forms of environmental pollution. This development is compatible to surrounding development. The development will not have any significant negative impacts on the environment. 4. The demand for and availability of public services and facilities. The development will require public utilities which are present and built to serve this project. 5. Character and future development of the area. Similar to the existing Northshore Preserve Development SUBMITTAL REOUIREMENTS—Must accompany the application to be complete. ➢ A NARRATIVE of the proposed conditional use/Development Plan including: ❑ Existing and proposed use of the property ❑ Identification of all structures(including paving,signage,etc.)on the property and discussion of their relation to the project ❑ Projected number of residents,employees,and/or daily customers ❑ Proposed amount of dwelling units,floor area,landscape area,and parking area expressed in square feet and acreage to the nearest one-hundredth of an acre ❑ Effects on adjoining properties to include:noise,hours of operation,glare,odor, fumes,vibration,etc. ❑ Compatibility of the proposed use with adjacent and other properties in the area. ❑ Traffic generation(anticipated number of customers,deliveries,employee shift changes, etc.) ❑ Any other pertinent information to properly understand the intended use/plan and its relation to nearby properties and the community as a whole ➢ A complete SITE PLAN and BUILDING ELEVATIONS must include: ❑ Two(2)full size(minimum 24"x 36")scaled and dimensioned prints of site plan and building elevations ❑ Two(2)8 '/z"x 11 (minimum)to 11"x 17"(maximum)reduction of the site plan and building elevations ❑ One compact disc or diskette with digital plans and drawings of the project in AutoCAD 2000 format with fonts and plot style table file(if plans have been prepared digitally) ❑ Title block that provides all contact information for the petitioner and/or owner and contact information of petitioner's engineers/surveyors/architects,or other design professionals used in the preparation of the plans ❑ The date of the original plan and revision dates,if applicable ❑ A north arrow and graphic scale. ❑ All property lines and existing and proposed right-of-way lines with dimensions clearly labeled ❑ All required setback and offset lines ❑ All existing and proposed buildings,structures,and paved areas, including building entrances,walks, drives,signs,decks,patios, fences,walls,etc. ❑ Location of all outdoor storage and refuse disposal areas and the design and materials used for screening ❑ Location and dimension of all on-site parking(and off-site parking provisions if they are to be employed),including a summary of the number of parking stalls provided per the requirements of Section 30-36 City of Oshkosh Zoning Ordinance ❑ Location and dimension of all loading and service areas ❑ Location,height,design,illumination power and orientation of all exterior lighting on the property including a photometrics plan ❑ Location of all exterior mechanical equipment and utilities and elevations of proposed screening devices where applicable(i.e. visible from a public street or residential use or district). Mechanical equipment includes,but is not limited to;HVAC equipment,electrical transformers and boxes,exhaust flues,plumbing vents,gas regulators,generators,etc. 2 7 Narrative — NorthShore Preserve 2 The area being proposed for development was previously included on the Northshore Estates Preliminary Plat in 1999/2000 as lots 72-83 (12 lots,)but was never developed. The land is currently vacant and is being used for agriculture. The original development, now called Northshore Preserve, is nearly built out. The housing market is ready for more single family residential lots. More precisely,the market is demanding smaller more affordable lots,so the developers chose to proposed 15 lots instead of the 12 originally planned. The lots will have typical size of 78 feet wide by 120 feet deep, which is 9,300 square feet. The average lot size is 9,927 square feet. They feel this appropriate for this area within the development(adjacent to Edgewood Lane and Ryf Road.) They also intend to reduce plat covenants within this area to 1,500 square feet minimum instead of the 1,800 sf minimum in the rest of the development to coincide with the smaller lots. Sewer and water is constructed within White Clover Lane to service these lots. Existing storm water ponds, constructed with the original development, are intended to also serve this land. All the required infrastructure to serve this development is present. The additional 15 lots are compatible with and consistent with the adjacent development to the south,west, and east. The existing roads have capacity to safely handle the anticipated additional traffic from the 15 lots. An easement is provided between lots 10 and 11 for a pedestrian trail and water main easement. The easement will allow the water main to loop through the development instead of being a dead—end line,which improves system reliability and fire flow protection. White Clover Lane was originally proposed to be a through street to Ryf Road, but the developers believe that the cul de sac will provide a better and safer neighborhood and will readily attract buyers. Another intersection within 250 feet of the Edgewood Lane-Ryf Road intersection is deemed not safe. The pedestrian trial easement will allow for emergency vehicle access if the public roads are ever blocked and will provide a route for pedestrians within the development north to the potential school on the north side of Ryf Road. 8 li &., ..z .,4 1 1 1,,,,, 0" illl ;IC•-t'2 S2 Z VW? 1 .1- i 1 •= •== = . t: : n nn°, :•.: n7; : :i `' ...... Z:co.... d <A gm •i a - ,,,,, -- - -- - - ; ir = 0) . _ 0 21.. i • -0, u j (.7 I.L1 -J - II ; E tc.4 . . t t § ...°"7. %.. o s ta. i co cr, 1.... 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