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The preliminary plat proposes access from 173~a Avenue and shows Nutria Street platted and <br />constructed as public fight-of-Wway ending in a cul-de-sac that exceeds the 600 foot maximum <br />allowed by City Code. A variance to cul-de-sac length is being processed in conjunction with this <br />application. In accordance with City Code, 171st Avenue will be extended to the west boundary <br />of the plat with a temporary cul-de-sac to facilitate an easier connection in the future. Access will <br />be gained from Nutria Street at County Road 63. The Planning Commission and City Council <br />have expressed concern with the public safety issues associated with this single access and an <br />over-extended cul-de-sac. <br /> <br />Density transitioning has not been an issue with this plat, as there are no homes or developments <br />adjacent to the property, with the exception of the existing home within the development. <br /> <br />The Tree Preservation Plan and Landscape Plan have been submitted. City Code requires that the <br />developer make an attempt to save as many trees as possible. <br /> <br />Due to the existence of wetlands on the property, there are limited opportunities to further <br />subdivide this area. The applicant has not submitted a redevelopment plan, and it is assumed that <br />no further development would occur. <br /> <br />Recommendation: <br /> <br />Any development of this property would require a variance to cul-de-sac length due to the lack of <br />existing public infrastructure, unless additional land or a second access was obtained. However, <br />allowing an over-extended cul-de-sac may endanger the public safety because in an emergency <br />situation, vehicles may have a difficult time accessing the lots. Additionally, City Code <br />discouriges single access neighborhoods due to the potential of additional public safety <br />problems. <br /> <br />Staff recommends denial of the plat due to the public safety concerns with an over-extended cul- <br />de-sac and the lack ora second access to the property. <br /> <br />Commission Action: <br /> <br />Motion to recommend that the City Council deny the preliminary plat based on over-extended <br />cul-de-sac length and the lack of a second access; <br /> <br />2 <br /> <br />-or- <br /> <br />Motion to recommend that the City Council approve the preliminary plat of Wild Oaks of <br />Ramsey, contingent upon compliance with the City Staff Review Letter dated January 27, 2006, <br />revised April X~,, 2006. <br /> <br />PC: 5/4/06 <br /> <br />Review Checklist: <br />Asst. Com. Dev Director/HRA Ex. Director <br />Engineering Tech <br /> <br /> <br />