02-28-2013 Council Agenda - Laserfiche WebLink

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center of the right of way to accommodate an entrance monument. The island and proposed entrance monument are further addressed in the Landscaping section below. A stub road has also been proposed on the east side of the site, between Lot 3 Block 1 and Lot 1 Block 2. This stub road is intended to provide a future connection to the property to the east. The potential future connection to the adjoining properties is consistent with the subdivision ordinance, which requires new streets to provide for possible extension to surrounding property. The concept plan prepared early in the project provided for a "ghost plat" layout of the rear portions of three parcels that abut the road easement on their west property line (the east property line of the proposed plat). The neighboring property owners have indicated that they are not prepared to subdivide their properties at this time, and as such, the intent of any potential street extension must speculate on the development opportunities served by the future extension. This is further complicated by the fact that there are three separate owners with relatively small land holdings. The proposed street extension results in a ghost plat of about six potential parcels, however, it would require all three property owners to cooperate to accommodate that design. The surveyor working on the plat has also submitted an alternative that would maintain the extension, but also retain the existing right of way. While this layout retains 15 lots for Pinetree Pond, it reduces rear lot area for Lot 1 Block 2, and would still require the cooperation of the three adjoining neighbors to extend the street. It further creates the potential that Lots 1 and 2 of block 2 would be double or triple - frontage lots. With regard to cul-de-sac length, the Subdivision Ordinance provides as follows in Section 1006.030: B. Local Streets and Dead -End Streets. Local streets should be planned so as to discourage their use by non -local traffic. Dead -end streets are prohibited, but ail- de-sacs shall be permitted where topography or other physical conditions justify their use. Except for "Temporary cul -de -sacs as described in Section 1006.030.(d), cul -de -sacs shall not be longer than five hundred (500) feet in length, including a terminal turn - around which shall be provided at the closed end, with a right-of-way radius of not less than fifty (50) feet, Such length shall be measured from the centerline intersection with the nearest street to the end of the cul -de -sac. The City reserves the right to require, without the need for a variance, longer cul -de -sac length where additional natural resources will be preserved without negatively impacting public safety. This provision shall not be used to increase lot count in a subdivision. As measured, the cul -de -sac would appear to be more than 700 feet in length. However, given the topography and existing development pattern, it is not possible to shorten the cul -de -sac without raising access issues, acquiring existing homes, or increasing street construction, stormwater, and additional tree removal if a loop road were to be proposed. 3 14