11-28-2007 Council Agenda - Laserfiche WebLink

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SITE PLANNING ENGINEERING PLOWE ENGINEERING 6776 LAKE DRIVE NE, SUITE 110 LINO LAKES, MN 55014 PHONE: (651) 361 -8210 FAX: (651) 361 -8701 4 October 2, 2007 WHISPERING PINES — VARIANCE REQUEST FOR CUL -DE -SAC LENGTH: A previous concept for the development included a longer cul -de -sac street extending approximately 700 feet from Labore Rd. This would require a variance. We removed two lots and reduced the length of the cul -de -sac to 500 feet (to the center of the cul -de -sac). This provided a significant undisturbed wooded area and buffer for the existing homes at the north end of the property. It was brought to our attention that the max 500 feet length is to the ROW line and not the center of the cul -de -sac. This exceeded the 500 feet and therefore requires a variance. With the current plan, the lot layout works reasonably well considering the narrow shape of the property. By shortening the cul -de -sac 50 more feet we are still able to meet the requirements for 7 lots, however lots 1 and 2 are much less desirable. • The house pad for lot I must be moved closer to Labore Rd instead of keeping it further back to blend with existing houses on each side. Trees in the front setback area of lot I would likely be impacted, including large maples. • The house for lot 2 will be closer to the rear lot line due to shifting of the house pad to the south and creating a shallower pad. This shallow house pad will force future home to be set @ 30 ft rear setback line. The existing home behind this lot is also at 30 feet or less from the property line. A possible future variance may be requested for a deck on this lot due to the short rear yard. • The proposed ponding area would be reduced in size, requiring additional ponding to be placed at the north end of the property. This would impact trees and other vegetation No provisions were made for a through street from the north during previous approvals for Thunder Bay Estates. The only way for the property to be fully developed, given its length from Labore Road would be with a cul -de -sac that exceeds the maximum 500 feet. This must have been considered at the time Thunder Bay Estates was approved. There are at least 3 other cul -de -sac streets in the immediate area that exceed 500 feet and adjacent Valento Lane has a reduced 40 ft ROW width due to similar unique land conditions. Because of its narrow shape and one access only, development of the existing property does include unique circumstances and conditions.