Agenda - Council - 05/14/2002 - Laserfiche WebLink

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-178- Preliminary Plat Review: Alpine Meadows January 3 t, 2002, Revised March 28, 2002 Page 2 of 4 the plat. City staff desires to have the'right-of-way extend to the south property line in order to accommodate future extension and connections to streets to the south. The extended right-of-way as shown on the preliminary plat greatly exceeds the 600-foot limit. rn order to comply with City Ordinances, the applicant is showing a temporary, cul-de~sac about 600 feet from Alpine Drive. The plat also shows a road extending further south beyond the cul-de-sac to access Lots 17-22, Block 1 and Lots 14-20, Block 2 that is proposed to be private for the time being. Once a connection to the south is needed, the private road will need to be turned over for a public road. The development agreement will need to state that the road beyond the cul-de-sac will be a'pfivate road built to public road standards and used temporarily as a private road until such time the City needs to make a connection to the south. Once the City determines the need for using.the road as a public street, the Home Owner's Association would turn the road over to the City. The preliminary plat shows private driveway collectors serving 16 of the units: The remaining 26 units will have driveways on the public right-of-way. Ail of the driveways will be at least 25 feet long, with several being 30 to 40 feet 10ng. StaffwilI require some type of screening at the southern end of the property to block headlights from shining on the structures of the adjacent southern parcels. Staff would recommend a fence as the best solution. This issue will be reviewed in more detail during the site plan approval process. The Minnesota Department of Transportation is requiting the dedication of right of access adjacent to T.H./~47. Lots: The City Code standards for the [ot sizes in the P,.-3U District are outdated and difficult tO apply lo Current development trends:' However, a reasonable interpretation is that the minimum amount of area required by the current standards for the number of units proposed would be 188,000 square feet. The area of the plat is 309,276 square feet. The units on the public street are proposed to. be located 25 feet from the edge of the ,public right-of-way. City code requires the structures to be setback 35 feet from the edge of the right-of-way, As part of the site plan review process, the City will be processing a variance to the front yard setback. As you know, the City has been struggling to apply our outdated ordinances to townhome developments. In regards to setbacks, there has been general agreement to allow for lesser setbacks when townhomes are located on public streets. Since there has been no ordinance or policy change at this time, a variance will be required to construct the development as shown. It is anticipated that the site plan and variance will be processed in May. Grading and Drainage: A pond currently exists in the northwest corner of the site. This pond has an outlet which ultimately discharges to the intersection of 152~d Avenue N.W. I I I I I I I I i I I I I I i I I I