10-11-07 Planning Comm. Minutes - Laserfiche WebLink

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MINUTES PLANNING COMMISSION OCTOBER 11, 2007 Commission has had no time to review it, therefore, is unable to comment on it. Knudsen noted that the Commission has recommended approval of the Preliminary Plat of Richie Place, which included the 1,050 foot temporary cul-de-sac. The Commission considered the fact that this cul-de-sac is providing the ability of the adjacent properties to develop in the future. Knudsen felt that the hardship that would be present to warrant granting a Variance for cul-de-sac length is that the adjacent properties cannot be put to a reasonable use without this access. Duray pointed out that he supported the Preliminary Plat, and noted that nothing is changed from last month when the Commission recommended approval. Duray asked about the status of the three lots proposed in Maplewood. Soby reported that he has had meetings with Maplewood City Staff, and their comments have been positive. However, given that the bulk of the property is in Little Canada, it was felt that Little Canada approvals should be obtained before the project if formally presented to Maplewood. Helmeke asked about the City Attomey's comments on the proposed cul- de-sac length. The City Planner indicated that the City Attorney's opinion is that a Variance is not necessary for the cul-de-sac given that it is considered a temporary cul-de-sac. However, to avoid the argument, the applicant has made application for the Variance. Helmeke asked the hardship that would warrant the Variance. The City Planner indicated that reasonable use of a property is defined as the full development of a property under Zoning Ordinance requirements. He noted that the Subdivision Ordinance requires that streets be extended to provide development access to adjacent properties. The only way to accomplish this is for a street length as proposed in Richie Place. Helmeke asked about the conflict in the ordinance raised by adjacent property owners. Knudsen noted that the issue is temporary cul-de-sac versus permanent cul-de-sac, and that a temporary cul-de-sac would provide development access to adjacent properties. Knudsen pointed out that both the City Planner and City Attorney take the position that a Variance is not necessary for a temporary cul-de-sac, however, the developer wants to clarify the issue further. Dave Himmelbach, 2970 LaBore Road, pointed out the existing shrub and tree line on the Richie property, and asked that a less invasive development be considered, preserving the windbreak that these trees provide. Himmelbach noted that there is an existing spring in the area that feeds the wetlands to the east, and he was concerned about grading work upsetting the existing hydrology. Himmelbach also pointed out the archeological -6-