11-08-07 Planning Comm. Minutes - Laserfiche WebLink

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MINUTES PLANNING COMMISSION NOVEMBER 8, 2007 Knudsen felt that the longer cul-de-sac was warranted to spread the proposed homes further apart, thus lessening density. Knudsen stated that he wanted to see as many trees as possible preserved on this property. Henning indicated that they are open to the Planner's recommendation to extend the cul-de-sac further. He noted, however, that the lots as currently proposed have widths of at least 85 feet versus the City's minimum width of 75 feet. Given the proposed house pads, there would be 25 to 30 foot setbacks between the houses without extending the cul-de-sac further. Benning also indicated that extending the cul-de-sac further north will result in the loss of additional trees on the north. Benning felt tree loss elsewhere in the plat would be relatively the same. He also noted that the additional street adds more pavement area, thus additional run-off. Benning did not feel the gains realized from the longer cul-de-sac offset the losses. Plowe noted that the City Engineer is asking for swales between the homes to get run-off into the swale required at the west edge of the plat. The construction of these swales will require tree removal. Helmeke asked how the additional cul-de-sac length would work. The City Planner noted that the City has three options, hold the cul-de-sao to 500 feet, approve the 560 foot length proposed by the developer, or extend the cul-de-sac an additional 40 to 50 feet. Helmeke asked if the City could require the larger setbacks between houses in exchange for the Variance. Hall asked whether the conditions cited in the Planner's November 2, 2007 report relative to Lot 1 were considered an adequate hardship to justify the variance. The Planner noted that a hardship is not being able to put a property to a reasonable use without a variance. The Planner indicated that it is the City's decision as to what is a reasonable use, and suggested that without a longer cul-de-sac, the setback from LaBore Road for Lot 1 would out of character with the neighborhood. Knudsen asked about the outlot that was proposed in the previous submittal. Benning noted that given the Hanson property is not going to be a part of this development, that outlot has been absorbed into Lot 7. Lot 6 was also made wider. Benning again further noted the easement between Lots 6 and 7 to access the drainage pond area. Ray Hanson, 699 LaBore Road, stated that the outlot was originally proposed to provide access to his north property should he want to develop a lot that would access the proposed cul-de-sac. Hanson stated that he is not interested in developing his property. He also expressed concern with the City's 7 '/z foot sideyard setback, and felt that this setback brought houses too close together. Hanson indicated that his intentions would be to sell his back property to the abutting property owners along Ontario Lane. This -3-