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

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Case #5: Request to Appeal Board of Adjustment Decision to Deny a Variance to the Maximum Cul-De-Sac Length for Wild Oaks of Ramsey: Case of Ron Tallman Community Development Director Trudgeon advised Case Nos. 5 and 6 are related. He explained Ron Tallman is requesting an appeal to the Board of Adjustment's decision to deny the variance to cul-de-sac length in order to provide access to the proposed lots within the Wild Oaks of Ramsey subdivisions. The applicant is proposing to plat 13 single-family lots on approximately 36 acres on 173rd Avenue east of Puma Street. The proposed subdivision requires a variance to the maximum cul-de-sac length restriction of 600 feet in Section 9.50.30 of City Code. The proposed Nutria Street extends approximately 1,100 feet from the nearest outlet, resulting in a need for a variance of 500 additional feet. The southernmost lot on the cul-de-sac extends approximately 900 feet from the nearest outlet, County Road 63. The intent of the cul- de-sac requirement is to limit long stretches of roadway where emergency vehicles may have difficulty reaching lots with water trucks. Also, the restrictions regarding cul-de-sac length are intended to limit the number of single-access homes in the City of Ramsey. If approved, this parcel would include a stub road from 171st Avenue to the adjacent property. If that connection were in place, this plat could be considered differently; however, presently that connection cannot be made. Mr. Trudgeon advised the Board of Adjustment met on May 5, 2006, and voted to deny the variance to maximum cul-de-sac. He explained due to the encumbrance of wetlands on this site, any development of this property would require a variance to cul-de-sac length without obtaining additional land or a second access through the property. However, the Fire Chief has indicated that allowing an over-extended cul-de-sac may impact the public safety in an emergency. It is staff's opinion that ensuring public safety is more compelling than easing a hardship caused by wetlands. Therefore, staff recommends denial of the variance due to the increased potential for public safety hazard. Mayor Gamec commented it would be difficult to vote in favor of this variance with only one access based on the determination of similar proposals. He noted the Council had suggested the applicant obtain access through the adjacent lots when this was previously discussed. Ron Tallman, applicant, stated the minutes from the meeting last fall reflects that Councilmember Cook mentioned that he had talked to the adjacent property owner who was considering developing. He has not been able to contact that property owner. Councilmember Cook noted the property has sold since that time, and there is a different property owner. He stated this is a great project; it is a very good use for this area, and provides a lot of benefit to the City, but the cul-de-sac cannot extend 1,100 feet; 171st Avenue needs to be extended for this development to work. Councilmember Strommen commented some time ago the Council held a work session to review the places in the City that include long cul-de-sacs. It would be counterproductive to hold a work session to try to get rid of these cul-de-sacs, and then to create more of them. City Council / May 9, 2006 Page 11 of 30