ATTACHMENT 1

REVISED STAFF REPORT
Public Hearing:  November 14, 2005

INTRODUCTION

This update is provided as a clarification for circumstances and/or recommendations that have changed since the Original Staff Report (Attachment 2) was composed and reviewed by Advisory Boards, with detailed discussion below.  Changes are also noted in the respective sections of the original Staff Report to correspond to discussions in this update. 

Recreation Area:  As a major subdivision application, it is necessary for the applicant to provide 7,790 square feet of recreation land based on the Residential-2 (R-2) zoning district requirements.    

The applicant originally offered to satisfy this requirement by dedication of 10 feet of public right-of-way along the Weaver Dairy Road frontage.  We do not believe that this offer would fulfill the requirements of the Land Use Management Ordinance.  The applicant is now requesting to be exempt from either providing land or a payment-in-lieu for the recreation area.

We recommend provision of a payment-in-lieu of providing on-site recreation area.

Please refer to the Key Issues section of the Public Hearing Memorandum for additional information.

Homeowners’ Association: The Planning Board recommended removal of the stipulation requiring a Homeowners’ Association.  We concur with this recommendation and have adjusted Resolution A.  The provision of a Homeowners’ Association was primarily for the ownership of the proposed landscape bufferyard along the Weaver Dairy Road frontage.  Placing the bufferyard in Homeowners’ Association property would remove the required public street frontage for these two lots.  By placing the bufferyard in private property ownership, the lots meet the required public street frontage.

Access Driveway:  The Planning Board recommended that the existing gravel drive access be widened to 20 feet to provide access for emergency vehicles from Weaver Dairy Road to the first driveway. 

We recommend that the driveway be improved in all areas that are proposed to be shared.  This would include the section between Weaver Dairy Road and the first driveway and also the portion of the driveway to provide access to Lot 2.

Fire Hydrant:  The Planning Board recommended removal of the stipulation that the maximum spacing between fire hydrants shall not exceed 400 feet.  We concur with this recommendation.  Subsequent review of the existing fire hydrant locations confirmed that existing hydrant spacing meets this requirement and the requirement that a hydrant be located within 500 feet of new development.  This stipulation is no longer included in any of the recommended resolutions.