Agenda - Council - 05/09/2006 - Laserfiche WebLink

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-188- developments, a detailed plan for the design, management, and maintenance of the community septic system has been su'm'nirted'and, i,~ne, ra}ly aeeeptable~to. CityStaff:.. The utility plan indicates the intent to construct individual wells on the property. Details on the installation and maintenance of water pipes have been submitted and are generally acceptable to City Staff. The preliminary plat proposes access from 173rd Avenue and shows Nutria Street piatted and constructed as public right-of-way ending in a cul-de-sac that exceeds the 600 foot maximum allowed by City .Code. A variance to cul-de-sac length has been denied by the Board of Adjustment, and the applicant is seeking an appeal to this decision. In accordance with City Code, 171st Avenue will be extended to the west boundary of the plat with a temporary cul-de-sac to facilitate an easier connection in the future. Access will be gained from Nutria Street at Cotmty Road 63. The Planning Commission and City Council have expressed concern with the public safety issues associated with this single access and an over- extended cul-de-sac. Density transitioning has not been an issue with this plat, as there are no homes or developments adjacent to the property, with the exception of the existing home within the development. The Tree Preservation Plan and Landscape Plan have been submitted. City Code requires that the developer make an attempt to save as many trees as possible. Due toLthe existence of wetlands on'.the property, there are limited opportunities to further subdivi~'e this area. The applicant has not submitted a redevelopment plan, and it is assumed that no further development would occur. Recommendation: Any development of this property would require a variance to cul-de-sac length due to the lack of existing public infrastructure, unless additional land or a second access was obtained. However, allowing an over-extended cul-de-sac may endanger the public safety because in an emergency situation, vehicles may have a difficult t/me accessing the lots. Additionally, single access neighborhoods are discouraged due to the potential of additional public safety problems. Staff recommends denial of the plat due to the public safety concerns with an over-extended cul- de-sac and the lack ora second access to the property. The Planning Commission met on May 5, 2006 and recommended (5 to 2) that the City Council den/es the plat based on the over-extended cul-de-sac and the lack of a second access. This recommendation came after a failed motion to recommend approval, contingent upon staff review letter and a reversal of the Board of Adjustment's decision. Council Action: Motion to deny i:he preliminary plat ~oased on over-extended cul-de-sac length and the lack of a second access, based on Findings of Fact #. ;