05-28-2003 Planning Comm. Agenda

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Lots. The plat consists of seven lots and one outlot. Generally speaking, the proposed lot configuration is considered acceptable. All lots have been found to meet or exceed minimum area requirements for riparian and non-riparian lots (20,000 and 15,000 square feet) and the minimum 75 foot minimum lot width requirement. One concern that does exist in regard to the proposed lot layout relates to the configuration of Lot 3, Block 2. To avoid the creation of an oddly shaped lot, improve lot usability and eliminate potential maintenance concerns, it is recommended that the east side lot line of Lot 2, Block 2 be shifted eastward resulting in "straightened" lot line that emanates from the center of Hamel Court. It is recognized that Lot 3 is technically considered a riparian lot and that maintenance of the minimum 20,000 square foot area requirement may prompt some adjustment to the side lot lines of Lots 4, 5 and 6 as well. 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. Outlot A. Outlot A exists as a reserve strip and is prohibited by ordinance, except under conditions accepted by the City Council. The purpose of the outlot is to reserve future access to the abutting westerly property (Lot 2, Block 1, Leibel's Twin Lake Addition) should it ever be subdivided. The westerly parcel presently measures 29,800 square feet in size. With the potential addition of the Outlot A area (3,185 square feet), an ability to subdivide the property into two 15,000 square foot lots would exist. Recognizing that reserve strips are not desired within the City, it is suggested that one of the following options be pursued. A. Outlot A be conveyed to the City with assessments (or a fee in lieu of an assessment) associated with the new access being immediately applied to the lot. B. Outlot A be conveyed to the City with assessments (or a fee in lieu of an assessment) associated with the new access being deferred until such time as the westerly lot is subdivided. Specifics regarding the handling of this matter should be subject to comment by the City Attorney and specified in the forthcoming development agreement. We are aware of other communities where a fee in lieu of an assessment is collected from neighboring future subdividers who benefit from the construction of streets by others. The City can collect this fee from the neighboring property owner at an appropriate time, then compensate the original street builder. Most development agreements specify a maximum length of time in which the compensation to the original builder would be due. Five to ten years is common.