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CASE <br /> <br />REQUEST FOR A VARIANCE TO CUL-DE-SAC LENGTH FOR THE PROPOSED <br />SUBDMSION OF ALPINE MEADOWS; <br /> CASE OF EIGHTY-SEVEN, LLC. <br /> By: Principal Planner Patrick Trudgeon <br /> <br />Background: <br /> <br />Eighty-Seven LLC is proposing to subdivide land on the southwest corner of State Hwy. 47 and <br />Alpine Dr. into 42 townhome units. City Code restricts cul-de-sac lengths to 600 feet. The <br />proposed plat of Alpine Meadows is proposing to have a temporary cul-de-sac approximately 850 <br />feet in length. <br /> <br />The following items are enclosed: <br /> <br />a) <br />b) <br />c) <br />d) <br /> <br />Site location map <br />Proposed plat <br />Proposed findings of fact <br />Proposed variance <br /> <br />Notification: <br /> <br />In accordance with State Statute, owners of property within 350 feet of the subject property were <br />notified of the request for variance. <br /> <br />Observations: <br /> <br />City Ordinances limit the length of a cul-de-sac to 600 feet. City Ordinances also require that the <br />arrangement of streets in new subdivisions shall make provisions for the continuation of existing <br />and future streets into adjoining areas. As part of the plat, the applicant is showing the public <br />right-of-way extending to the southern boundary. City staff strongly desires to have the fight-of- <br />way extend to the south property line in order to accommodate future extension and connections <br />to streets to the south. The extended fight-of-way as shown on the preliminary plat greatly <br />exceeds the 600-foot limit. While there is no guarantee when the land to the south may be <br />redeveloped, the City should be prepared for the possibility if and when it occurs. <br /> <br />The Planning Commission has previously reviewed the options regarding future access to <br />properties to the south and have determined that providing a constructed road to the south edge <br />of the property strongly supports City goals. In addition, staff feels that the property cannot meet <br />the intent of City Ordinances that require roads constructed in new subdivisions be built to <br />connect to future streets on adjoining parcels without exceeding the 600-foot cul-de-sac limit due <br />to its unique shape and location. <br /> <br /> <br />