05-13-2004 Planning Comm. Agenda

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for future right-of-way existed between the two property exceptions along Condit Street. As a result, it was anticipated that a street could someday be constructed in such location. Further investigation has revealed that no such easement exists. In consideration of this matter, the City may not wish to condemn private property to provide such a connection or create an associated building setback non-conformity. Regardless of whether or not an additional Condit Street connection is provided, the proposed connection of the two dead-end streets is considered positive. At over 900 feet in length, Yorkton Ridge significantly exceeds the City's maximum cul-de-sac length requirement of 500 feet. Also at approximately 900 feet in length, Burke Lane exceeds the maximum requirement. Thus the proposed street connection will both improve area public safety, emergency response, and traffic flow and eliminate two non-conforming conditions. Lots. The plat consists of eleven lots and one outlot. Generally speaking, the proposed lot configuration is considered acceptable. All lots have been found to meet or exceed minimum lot area and width requirements (10,000 square feet and 75 feet) of the R-1 zoning district. One issue that should receive additional attention is in regard to the proposed lot layout for Lot 1, Block 1. As illustrated, the lot includes a stormwater holding pond in an easement. Including the pond, the lot is more than 30,000 square feet in area. While ample upland area exists within the lot to accommodate home construction, question exists as to whether or not the ponding area should be established as an outlot. This issue should be subject to comment and recommendation by the City Engineer. Trip Generation. The City has received several questions concerns about the traffic related impacts of the proposed subdivision. According to the Institute of Transportation Engineers (ITE) Trip Generation Manual, a single family dwelling averages 10 vehicle trip ends per day. During the peak hours of traffic, the ITE data estimates that approximately .75 trips per unit per hour will be generated in the morning, and 1.0 trips per unit per hour in the evening. This means that for an 11 unit subdivision, the peak morning hour will experience 8 additional vehicles, and there would be 11 additional vehicles in the peak evening hour. Essentially, this would result in just one additional car per every 5 to 7 minutes. In addition, this traffic would be expected to be split between Burke Lane and Yorkton Ridge. As a result, the additional street traffic during the busiest periods would be one car per 10 to 15 minutes. Volumes during other times of the day would be even less. Setbacks. While it appears that all proposed lots have an ability to meet applicable setback requirements, such setbacks should be illustrated on the preliminary plat. Grading Drainage and Utilities. While the preliminary plat illustrates a conceptual utility plan, a specific grading and drainage plan has not been submitted. Thus, a grading, drainage and utility plan should be submitted for review.