01-14-10 Planning Comm. Agenda - Laserfiche WebLink

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As proposed, all performance requirements appear to be met. Density. The proposed density for the site is approximately 2.03 units per acre, excluding the portion of the site located outside the city limits. As such, the proposed density for the R-1 plat is consistent with the land use plan. The site is surrounded by R-1 zoning and large single family parcels, and appears to maintain a compatible land use pattern with the existing and/or future land use of the surrounding area. Access. Access to the site is proposed via a public street (Cherry Hill Lane) extending south in an "s-curve" from Labore Road. Cherry Hill Lane intersects with Woodland Drive, which runs east and west from the intersection. Both streets are proposed to contain a 50 foot right of way, while the streets themselves are proposed to be 31 feet in width, measured from the back of the curb. According to Section 1006.030 of the Subdivision Ordinance, single family residential local streets shall be platted at a minimum of 50 feet. The proposed streets meet this requirement. Woodland Drive ends in a temporary "half" cul-de-sac on the east side of the property, but a potential future connection has been shown, extending from the cul-de-sac to the property to the east. The previous concept plat required a variance to plat a cul-de-sac street in excess of 500 feet. A variance is not required at this time because the cul-de- sac is less than the maximum 500 feet required by the Subdivision Ordinance. Moreover, the Subdivision Ordinance provides that streets ending in temporary cul-de- sacs are not subject to the 500 foot length requirement. A stub road has also been proposed on the west side of the site, just north of Lot 5, Block 2. It is assumed that this stub road is intended to provide a future connection to the property to the west. These potential future connections to the adjoining properties are consistent with both the City's recommendation from the previous concept review in 2007 and with the subdivision ordinance, which requires new streets to provide for possible extension to surrounding property. Currently, the temporary cul-de-sac and stub road are only illustrated on the construction documents. Staff would recommend that the temporary cul-de-sac and stub road be indicated on the final plat as well. In the alternative, the applicant may consider a temporary road easement as a separate document. Open Space. A large open space area (Outlot C) is proposed in the southwest corner of the plat, within the city of Maplewood. It is 1.51 acres in size. The previous concept plan also proposed an open space area in a similar location as Outlot C. However, after discussing this with Maplewood planning staff at that time, it was recommended that this area be redesigned with lot lines extending through the entire parcel, thereby eliminating Outlot C. Staff would suggest the same recommendation once again so that the lot lines of Lots 3, 4, and 5 of Block 2 extend through the entire parcel. Appropriate easements would be necessary for drainage and utilities, as well as a conservation easement placed over the southern portion of the property to preserve the open space adjoining the large wetland area. Conservation easements should typically be marked and signed with 3