02-09-2017 Planning Commission Packet

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subsequent Preliminary Plat request, and to indicate where additional information may be necessary for more detailed review. Lincoln Preserve Subdivision Layout. As noted above, the proposed development consists of a single cul-de-sac street from its intersection with Labore Road, extending to the south, and providing access to 11 single family lots, 6 along the west side of the street, adjacent to the boundary of the property, and 5 between the east side of the new street and the wetland. The new street, after it curves to the south, is straight and descends from its intersection at Labore at an elevation of 920, to the terminal cul-de-sac at an elevation of 880, a drop of 40 feet. The cul-de-sac street length is just over 600 feet, resulting in an average grade on the street of about 7.5%. This slope is quite steep for public streets, however, the Subdivision Ordinance accommodates street grades of 8%. The Subdivision Ordinance also limits cul-de-sac streets to a length of 500 feet, but makes exceptions for topography and other natural conditions. Due to the extensive slopes on the property, the design of the subdivision relies on significant retaining wall construction to create the building pads for the homes. Along the west boundary, a retaining wall is shown behind each of the proposed six homes, with a maximum height of 8 feet. The house pads are cut into the grade and would sit below the wall. The grading plan shows a “side walk-out” design, with what would likely be a “tuck-under” garage design as the lots follow the street grade down the hill. On the east side of the street, The lots are built up, and supported by another retaining wall. This wall is up to ten feet in height at its highest point. The homes would sit above the wall and also have a walk-out design. Lots on both sides of the street have about 110 – 120 feet of buildable depth between the right of way line to the walls. This accommodates a 30 foot front yard setback, a 50 foot deep building pad, and a 30 foot deep rear yard to the wall. The lots on the east side of the street are shown to extend to the middle of the wetland area, although most of that area is not usable due to the wetland conditions. As drawn, lot widths appear to be at least 85 feet as required by the R-1 zoning district regulations. Potential Issues. Following is a summary of potential issues for further consideration. 1. Access to, and maintenance of, lot area above or below the wall. For lots on both sides of the street, the retaining wall will prohibit access for use or maintenance to the last several feet of rear yard from the site of the house. Property owners will need to be able to address the access question to deal with maintenance of land that is inaccessible. 2. Maintenance of the wall. The wall is designed to serve as a common structure to accommodate construction and use of the individual lots, but extends across several lots. Common maintenance of the wall will need to be addressed as a part of any approval.