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CASE # I <br /> Continued Public Hearing <br />REQUEST FOR A VARIANCE TO CUL-DE-SAC LENGTH FOR THE PROPOSED <br /> SUBDIVISION OF SHADE TREE CREEK; <br /> CASE OF SHADE TREE CONSTRUCTION <br /> By: Breanne Dalnes, Associate Planner <br /> <br />Background: <br /> <br />Shade Tree Construction has submitted an application for preliminary plat to develop the pamel <br />of land directly south of 177th Avenue NW and Erkium Street NW as a cluster subdivision. The <br />applicant has requested a variance to cul-de-sac length of 600 feet in order to extend Erkium <br />Street through the plat as a cul-de-sac. Also, staff has requested that the developer construct 177th <br />Avenue to the western boundary of the parcel to make an important link in the eventual <br />connection to Highway 47. The extension of 177~h will result in the construction of a temporary <br />cul-de-sac. This will also require a variance to the maximum cul-de-sac length of 600 feet. <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 />Pr6posed findings of fact <br />Proposed variance <br /> <br />Notification: <br /> <br />The public hearing has remained open since the February 2, 2006 Planning Commission meeting, <br />and residents within 700 feet were notified at that time. <br /> <br />Observations: <br /> <br />City Ordinances limit the length of a cul-de-sac to 600 feet. The area where the variance is being <br />requested is located on a parcel with limited access opportunities. The extension of Erkium Street <br />is the only plausible road that provides access to this site. There are no possible road connections <br />to be made to the south due to Trott Brook, resulting in the necessity for a cut-de-sac to the south. <br />To the southwest, the subject property contains wetlands that limit the construction of through <br />roads on the site. The City is exploring the possibility of pursuing the connection of 177th <br />Avenue on the northwest portion of the property. As the City is requiring the construction of <br />177th Avenue to the western edge of the plat, an additional variance to road length is needed. <br /> <br />The public heating was opened on February 2, 2006. The Planning Commission continued the <br />public heating and the tabled the request for variance to allow the applicant time to supply <br />additional information for the preliminary plat. <br /> <br /> <br />