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10-11-07 Planning Comm. Agenda
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10-11-07 Planning Comm. Agenda
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The Subdivision Ordinance specifies the following for consideration of variances: <br />(a) That there are special and highly unique circumstances or conditions <br />affecting said property which are not common to other properties in the City <br />and that the strict application of the provisions of this Ordinance would deprive <br />the applicant of the reasonable and minimum use of his land. <br />(b) That the granting of the variance will not be detrimental to the public <br />health, welfare or injurious to other property in the territory in which property <br />is situated. <br />(c) That the variance is to correct inequities resulting from an extreme <br />hardship limited to topography, soils or other physical factors of the land. <br />The applicant has stated that they reduced the cul-de-sac length from its length at <br />concept review from over 700 feet to the proposed design to preserve the tree stands in <br />the northern-most section of the plat. The applicant has requested the street to be <br />longer than the 500 foot standard due to the impacts on lot shape and size, particularly <br />for Lot 1, Block 1 where only the buildable area is already somewhat constricted. <br />The changes from the concept review plan create must larger lots along the north <br />boundary of the plat, permitting preservation of more of the existing tree cover in this <br />area. However, there are a significant number of trees that will be removed to <br />accommodate the project. The applicant has not submitted a tree replacement and <br />preservation plan or a landscaping plan showing how the lost trees would be replaced, <br />or how the ponding areas would be re-landscaped. This should be a requirement of an <br />approval granted to the project. <br />Other issues. <br />Outlot A. The applicant has proposed a long, narrow outlot between Lot 7 and the <br />adjoining 699 Labore property. As designed, the neighboring property owner would not <br />have access to the street. The ownership and purpose of Outlot A is not provided with <br />the application materials. Moreover, the Subdivision Ordinance states that streets must <br />be designed to provide reasonable access to other subdividable parcels. The city <br />should review this layout and comment on its consistency with options for full <br />development of the area. Due to the existence of adjoining plats and home <br />construction, there are no other options for access to this area. <br />Frontage for Lot 6. Lot 6, Block 1 appears to meet the minimum 75 foot width at the <br />building setback line, but because of the common lot line with Lot 7, the frontage along <br />the street for Lot 6 is just 27 feet. This does not violate any ordinances, but would result <br />in a severely restricted area for driveway construction, and leaving little front yard once <br />a driveway is provided. To improve this situation, planning staff would recommend that <br />the boundary line with Lot 7 be angled from the 30 foot setback line toward the center of <br />the cul-de-sac. This would not affect the required width for Lot 7, and would add curb <br />length to Lot 6. The downside for this suggestion would be the creation of an internal <br />corner along this lot line that can lead to future property line disputes between <br />neighbors. <br />2 <br />
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