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Review File: Pine Ridge Development. <br />Major Plat Preliminary Plat and Variance Request <br />Comprehensive Plan and Zoning Code Review <br />Page 2 of 5 <br />The proposed lots generally meet the R-1 (Rural Developing) zoning requirements in terms of lot <br />size and width. However, Lots 3 & 4 are proposed to only have 190 feet and 144 feet lot widths <br />respectively, where 200 feet is required. A variance to lot width standards for Lots 3 & 4 will be <br />necessary with the proposed configuration. <br />The proposed preliminary plat received Sketch Plan review by the Planning Commission in May. <br />The Planning Commission requested that the applicant extend the length of the cul-de-sac, which <br />was originally planned for 600 feet, in an attempt to increase the lot width for Lots 3 & 4. The <br />proposed Preliminary Plat includes the extended cul-de-sac up to 810 feet, which resulted in <br />improvements to the general shape of all proposed lots but did not eliminate the substandard lot <br />widths on Lots 3 & 4 (190' and 144'). <br />The proposed right of way for the cul-de-sac is sixty-six (66) feet and the right of way for the cul- <br />de-sac bulb has a radius of sixty-five feet, both of which meet the minimum required design <br />standards. <br />Variances: Two variances are necessary to develop the property as proposed. The first variance <br />is to the length of the cul-de-sac. The ordinance allows cul-de-sacs up to 600 feet in length. Based <br />on comments from the Planning Commission during the Sketch Plan review, the applicant <br />extended the total length of the cul-de-sac to 810 feet, which is 210 feet longer than allowed by <br />ordinance. The extended length was beneficial in creating more regularly shaped lots for each of <br />the proposed parcels. The additional length has been reviewed by public safety officials and find <br />the additional length acceptable. The proposed cul-de-sac is planned to serve only the proposed <br />six (6) homes. <br />A second variance is to the lot width on Lots 3 and 4, which fall below the minimum required 200 <br />feet. The lot widths increased with the increased cul-de-sac length but still resulted in two lots <br />being substandard. The total number of lots was also reduced to provide greater opportunity to <br />meet requirements. The portion of the property that is to be developed is long and narrow with <br />wetlands at the eastern edge of the project. The physical characteristics and narrowness of the <br />property is challenging to meet all lot widths while also maintaining reasonable use of the property. <br />Staff supports the proposed variances. <br />Utilities: All lots will be served by individual, on -site sewer systems and private wells. Soil borings <br />were completed for each lot. At the time of building permit application/septic permit application, <br />a survey must be supplied that shows the location of each of the borings. Note that the drainfield <br />must be a minimum of three (3) feet above the identified redoximorphic features. <br />Streets: The Preliminary Plat includes a new cul-de-sac that would be constructed off of Nowthen <br />Blvd. NW to serve the six (6) lots. The proposed cul-de-sac is 810 feet in length where 600 feet is <br />allowed by ordinance. A variance will be necessary for the increased length of the cul-de-sac. The <br />proposed right of way meets ordinance requirements. Note that a County Right of Way Permit <br />