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Via the provisions of the PDO, some degree of lot depth flexibility <br />may be provided. Considering the significant deviation of Lot 6, <br />Block 3, however, it is recommended that as a condition of plat <br />approval that the applicant demonstrate the buildability of the lot <br />through the submission of building plans. <br />Wetlands. As shown on the preliminary plat, the subject site <br />contains numerous wetlands. As required by the City Zoning <br />Ordinance, all wetlands have been delineated by the Army Corps of <br />Engineers, Minnesota Department of Natural Resources, or persons <br />recognized as qualified by such agencies. In addition, the plat <br />has been subject to review by the Rice Creek Watershed District. <br />Streets. The proposed street system is considered well conceived <br />and provides appropriate right-of-way widths and cul-de-sac radii <br />(60 feet). There are, however, several concerns which must be <br />identified: <br />1. Holly Drive. Holly Drive, which bisects the subject site, has <br />been designated a "collector" street by the City's <br />Thoroughfare Plan. Reflective of its classification, the City <br />Engineer has recommended that the street's existing 66 foot <br />right-of-way width be increased to 80 feet. In this regard, <br />an additional seven feet of right-of-way has been dedicated on <br />each side of the street. <br />2. Cul -De -Sac Length. At ± 1,200 feet in length, the <br />subdivision's northerly cul-de-sac significantly exceeds the <br />City's maximum 500 foot cul-de-sac length requirement. Such <br />cul-de-sac length is due to the configuration of the subject <br />property and area wetland containment. In this regard, the <br />proposed cul-de-sac length is considered justified for the <br />following reasons: <br />a. The subject property may not be put to reasonable use if <br />the City's 500 foot cul-de-sac length requirement is <br />imposed. <br />b. Circumstances unique to the property were not created by <br />the landowner. <br />c. The hardship is not economic in nature. <br />d. The allowance of the proposed cul-de-sac length will not <br />impair area property values. <br />e. The allowance of the cul-de-sac will be in keeping with <br />the spirit and intent of the Ordinance. <br />The allowance of the proposed cul-de-sac length may be accommodated <br />via the provisions of the PDO. <br />7 <br />