Agenda - Planning Commission - 04/04/2002

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The preliminary plat is proposing a public right-of-way extending south from Alpine Dr. and that terminates in a temporary cul-de-sac. 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. All of the driveways will be at least 25 feet long, with several being 30 to 40 feet long. City Ordinances limit the length of a cul-de-sac to'600 feet. City Ordinances also require that the arrangement of streets in new subdivisions shall make provisions for the continuation of existing and future streets into adjoining areas. As part of the plat, the applicant is showing the public right-of-way extend to the southern boundary. 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. In order to comply with City Ordinances, the applicant is showing a temporary cul-de-sac about 600 feet from Alpine Drive. The applicant is proposing that a road temporarily classified as private extend beyond the temporary cul-de-sac to access Lots 17-22, Block 1 and Lots 14-20, Block 2. Once a connection to the south is needed, the private road will need to be turned over to the City for a public road. The development agreement will state that the road beyond the cul-de-sac will be a private 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 mm the road over to the City. Staff feels strongly that there is a need to provide access to the south. While there is no guarantee when the land to the south may be redeveloped, the City should be prepared for the possibility if and when it occurs. A grading plan has been submitted with the preliminary plat. Under City Ordinances, all yard grades shall be no flatter than one percent. Grades between one and two percent require a certificate of grading before the units can be fully constructed. The grading plan proposes grades of less than one percent behind Lots 14-22, Block 1 and Lots 9, 10, 13, 14, 17, and 18, Block 2. These grades must be modified to a minimum of one percent. The project is also subject to the review and permitting process of the Lower Rum River Watershed Management Organization (WMO). The Park Commission has previously met to discuss the proposed subdivision and are requiring that park dedication fees in the amount of $1700 per umt be collected in lieu of land dedication; that trail fees in the amount of $400 per unit be collected; that the developer indicate an area within the subdivision of common open space that can be used for active or passive recreation, and that the applicant dedicate through a separate recordable document a twenty-foot trail easement parallel with State Hwy. 47. The landscaping and building plans will be reviewed as part of the site plan review process at a later date. It should be mentioned'that as part of the site plan, the City will be processing a variance to the front yard setback for the units located on public streets. The site plan shows the units being located 25 feet from the edge of the public right-of-way (approximately 40 feet from the back of curb). The preliminary plat approval should be contingent on the applicant receiving a variance to locate the units 25 feet from the edge of the right of way,