02-14-2013 Planning Comm. Minutes

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MINUTES PLANNING COMMISSION FEBRUARY 14, 2013 PINETREE POND — PRELIMINARY PLAT The City Planner reported that Gordie Howe, Masterpiece Homes, has made application for a Preliminary Plat for Pinetree Pond which consists of 15- single family lots. The property within the proposed plat consists of three parcels comprising 7 'h acres. The lots would be served by a cul -de- sac street coming in from LaBore Road immediately across from Cherry Hill Lane. The Planner noted that the area is guided by the Comprehensive Plan as low- density residential and is zoned Single - Family Residential (R -1) District. The Planner reported that the lots in the proposed plat meet the new subdivision standards requiring 11,000 square feet and an 85 foot width on interior lots and 12,500 square feet and a 100 foot width minimum on corner lots. Most of the lots exceed these standards. The Planner pointed out that the cul -de -sac is actually a turn - around road. He noted that the cul -de -sac length is slightly over 700 feet. The Subdivision Ordinance limits cul -de -sac length to 500 feet except in cases where local conditions would dictate a longer cul -de -sac. The Planner pointed out that there is no other way to serve the property other than the 700 foot cul -de -sac; therefore, the length as proposed is acceptable. The Planner noted the proposed Outlot A on the west side of the plat is a 40 -foot strip to Arcade Street. The City's Code requires street rights-of- way at least 50 feet in width. That coupled with the fact that the adjacent houses are close to the edge of this 40 -foot strip, it is not practical to have a connecting street to Arcade Street. The Planner indicated that the applicant is proposing to convey this 40 -foot strip to the adjoining property owners in a private transaction. The plat also proposed Outlot C which is a small sliver of property that the developer is proposing to convey to the adjacent property owner given a driveway encroachment situation. Also proposed is Outlot B which proposes a street connection to the northeast to provide future development access to the rear portion of three lots in that area. The Planner then pointed out that there is an existing 33 foot road easement running from LaBore Road to the north essentially along the eastern boundary of the proposed plat. The Planner indicated that there was the assumption that any future development of this area would be aligned along this road easement. He again noted that the Code requires a minimum of 50 feet of right -of -way for a street serving a single- family development. The Planner stated that staff feels that the Pinetree Pond plat design as proposed is superior to aligning a development along the existing street easement. The Planner also noted that the proposed alignment is safer as the street entrance off LaBore Road aligns with that of Cherry Hill Lane. -2-