Title
Tentative Approval of the Preliminary Plat - City File No. 04-011 - Grace Parc, a proposed subdivision located north of South Boulevard between Rochester and Livernois Roads, zoned R-4, One Family Residential, known as Parcel Numbers 15-34-402-035 and -057, Grace Street Development, Inc., applicant.
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Resolved that the Rochester Hills City Council hereby grants Tentative Approval of the Preliminary Plat for Grace Parc Subdivision (City File No. 04-011), based on the plat dated received by the Department of Planning and Development on March 22, 2005, with the following six (6) findings and subject to the following ten (10) conditions. The affected property is zoned R-4, One-Family Residential, and identified as Parcel Numbers 15-34-402-035 and 15-34-402-057.
Findings:
1. Upon compliance with the following conditions, the preliminary plat meets all applicable requirements of the Zoning Ordinance and Subdivisions Ordinance.
2. Adequate utilities are available to properly service the proposed development.
3. The preliminary plat represents an acceptable comprehensive plan for future development to the west.
4. The preliminary plat represents a reasonable street and lot layout and orientation.
5. The Environmental Impact Statement shows that this development will have no substantially harmful effects on the environment.
6. The City acknowledges that Shortridge is the only access point for Lots 3 through 16 until such time as the stub street is extended westerly to a second access point.
Conditions:
1. Provide a performance guarantee in the amount of $8,085, as adjusted if necessary by the City's Landscape Architect, to ensure the proper installation of replacement trees. Such guarantee to be provided by the applicant prior to issuance of a Land Improvement Permit.
2. Tree protective fencing must be in place, inspected, and approved by the City's Landscape Architect prior to issuance of a Land Improvement Permit for this development.
3. Indicate all trees on adjacent properties that will be affected by construction operations, including any trees with branches that overhang the limits of this development, prior to approval of the Tree Replacement Plan (Sheet 5 of 5) by staff.
4. Show tree protective fencing at the actual dripline of all trees on adjacent properties that will be affected by construction operations prior to approval of the Tree Replacement Plan (Sheet 5 of 5) by staff.
5. If necessary, relocate the storm drain lines further away from the adjacent properties to avoid any grading, digging, trenching or boring within the dripline of trees located on adjacent properties, as approved by staff.
6. Determine and correct the proposed lot averaging table (Sheet 1 of 5) to accurately reflect the "lot width" at the setback line of all lots, as defined by Section 138-3 (Page CD138:15) of the City's Zoning Ordinance.
7. Correct the width of Lot 11 at the right-of-way line on the lot averaging table (Sheet 1 of 5).
8. Correct the name of the stub street to the west to read Verona Drive on Sheet 1 of 5.
9. Address the applicable geometric concerns referenced by the City's Survey Technician in his memorandum dated April 5, 2005.
10. Refer to Grace "Avenue" on all sheets of the preliminary plat.