Agenda - Planning Commission - 08/03/2017

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INTRODUCTION On behalf of Bryon and Lynn Cole, 6851 168th Avenue NW, Ramsey MN, Landform is pleased to submit this application for a variance for the proposed Cole Addition. The variance would permit the extension of 168th Lane as a temporary cul-de-sac street. The specific provision from which a variance is sought is Section 117-614 (c) (7), the Subdivision Design Standards which states in part: "Each cul-de-sac shall have a terminus of nearly circular shape with a minimum right-of-way diameter of 130 feet and a minimum roadway diameter of 100 feet." , BACKGROUND The proposed Cole Addition would subdivide three existing lots totaling 2.7acres into eight lots for single family homes, including one for the existing single family home. The proposed improvements include the extension of 168th Lane Northwest to allow access to six of the seven of the newly created lots. The plan includes removal of an existing temporary cul-de-sac and construction of a new temporary cul-de-sac, which would be removed when the road is extended to the east. The owner of the adjacent land is in support of the road extension to facilitate the future subdivision of his property. The primary issue with this development is that the subdivision design standards do not currently provide for temporary cul-de-sacs as proposed by this application. Rather than platting a circular right-of-way, the plat shows a standard road right-of-way extending to the eastern edge of the plat. A cul-de-sac turnaround would be constructed to meet city standards, with the paved portion extending beyond the right-of-way to be covered by an easement to ensure that the pavement could be maintained. When the roadway is extended, the "extra" pavement for the turnaround would be removed and the area would be restored. Staff had recommended that the project be redesigned to provide permanent right-of-way for the cul-de-sac. This would require the subdivision to be reconfigured for all lots to meet the minimum size and other dimensional requirements, and likely would reduce the number of lots in the project. On June 12th, 2017, the Ramsey Planning Commission reviewed a sketch plan of the proposed Cole Addition. On July 6th, the Commission held a public hearing on the preliminary plat application for the project. The Planning Commission recommended approval, with the condition that the applicant work with staff to resolve the issue. VARIANCE Section 117-53 (b) (2) a. provides seven findings of fact that must be made by the Planning Commission when granting a variance. The proposed variance meets those findings of fact as follows: The proposed variance will not: 1. Impair an adequate supply of light and air to adjacent property. ZZZ15326 — Cole Addition Variance L ANDF ORM July 10, 2017 Project Narrative 2