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3. The cul -de -sac length appears to be approximately 700 feet in length. Given <br />the development surrounding the subject property, there does not appear to <br />be any alternative to this design that would allow for full development of the <br />property. The City would need to consider a variance to the standard 500 <br />foot cul -de -sac standard to approve a plat with this design. <br />4. The applicant will need to work with the City Engineer regarding the <br />stormwater management for the area, including the provision for ponding, <br />infiltration basins, or other necessary drainage control features. This may <br />affect the number, timing, and feasibility of possible lots in the subdivision. <br />5. The buildable area on Lot 1 is very limited due to the design of the roadway. <br />At the narrowest point, it appears that there would be approximately 30 feet of <br />width, accounting for the required setbacks. The applicant will need to be <br />aware that setback variances are not likely for newly - platted lots, and that he <br />will need to design housing for this parcel that is appropriate for the lot. <br />Apart from these items, the subdivision appears to be appropriate for the property and <br />meet the other requirements of the R -1 zoning district. The Planning Commission <br />should comment on these any other issues relating the proposed concept plan. The <br />Planning Commission may recommend approval or denial to express its level of the <br />support for the concept. However, concept plan "approvals" have no effect on the <br />eventual consideration of the preliminary plat. Instead concept reviews are intended to <br />give feedback to the applicant relating to potential issues and concerns that the City will <br />consider in reviewing the plat. <br />Summary and Recommendation <br />As noted, the subdivision appears to generally meet the requirements of the zoning and <br />subdivision ordinances. There are a number of clarifications that will need to be made, <br />and the City will also need to consider whether a variance to the cul -de -sac length is <br />appropriate at the time that a plat proposal is brought forward. <br />Pc: Kathy Glanzer <br />Steve Westerhaus <br />Lee Elfering <br />Kevin Steinert, 693 LaBore Road, Little Canada, MN 55313 <br />Steve Benning, Rim Lake Constr., 2255 Victoria Street, Roseville, MN 55113 <br />