07-23-2003 Council Agenda - Laserfiche WebLink

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MINUTES PLANNING COMMISSION JULY 10, 2003 PRELIMINARY & FINAL PLAT — HAMEL ESTATES voomisiossatemisalitila Mr. Rob Carlson, Rob Carlson Builders, appeared before the Commission with a revised Preliminary and Final Plat for Hamel Estates. Carlson pointed out that the revisions include a shorter cul -de -sac and elimination of the outlot that was previously proposed. The number of single- family lots proposed remains at seven. Duray asked about the current access to Twin Lake Blvd. Carlson reported that this access will be eliminated. Keis noted the City Planner's report that indicates that the first layout for the plat was better. The Planner noted that the shared lot line between Lots 2 and 3 is not radial. He further noted that while Lot 2 has a 75 -foot width at the 30 -foot front yard setback line, the lot narrows beyond that point reducing the width below 75 feet in the building pad area. The Planner further noted the jogged property line for Lot 4 would be considered the rear lot line. The Planner pointed out that the house pad as shown on the plat would not meet the 30 -foot rear yard setback requirement. The Planner indicated that because of these concerns, the original plat actually created better buildable areas that are more in conformance with the City's Subdivision Ordinance. The Planner suggested that the original plat be modified to divide the proposed outlot area between Lots 1 and 2. Carlson noted that the revised plat provides for larger lots. He noted that the shape of the property makes it somewhat unique to work with. He further noted that the shorter cul -de -sac results in less street costs. Carlson felt that the first plat layout actually causes more problems then it resolves. With regard to the City Planner's comments about Lot 4, Carlson asked how the rear lot line would be determined. Carlson pointed out that each home that is developed would be custom designed to fit on the property without the need for variances. Knudsen asked for a summary of the issues from the developer's point -of- view. Carlson reported that the cul -de -sac in the revised plat is 67 feet shorter, thus construction costs are less. He further noted that the lots in the revised plat are larger. Less street also results in less storm water that has to be managed. Keis pointed out that Lot 2 would be less than 75 feet wide at the building pad, and pointed out that the City would not be interested in granting variances for these lots. The Planner responded to the question of how the rear lot line is determined for Lot 4, indicating that the rear lot line is the property line that is opposite the front property line. The front lot line is the line -4-