04/10/2002 P&Z Minutes - Laserfiche WebLink

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Planning & Zoning Board April 10, 2002 Page 7 APPROVED MINUTES (Local Street), 30 feet (front yard), 30 feet (rear yard), and ten feet (side yard – principal building). He stated the lots had adequa te dimensions to meet required setback. However, the proposed building pad for Lo t 20, Block 8 encroaches into the 30-foot setback for a local street (side yard). He e xplained this lot would n eed to be modified to conform to district standards. Staff explained in addition, ponds and wetland areas would mandate a significant setback between proposed building sites and existing homes on adjacent properties. He stated the building pad for Lot 2, Block 4 extended to within 18 feet of the existing wetland and proposed 100 year High Water Elevation. He st ated every effort should be made to maximize the usable ya rd space on this lot. With respect to street and block design, he noted the site had two accesses, one from Birch Street at the existing Pheasant Hills Drive, and one at the Sherman Lake Road intersection. He noted Street A extended s outherly into the development from Birch Street, looped back and tied into Street B. He stated Street B was proposed to extent from Birch Street to the easte rly property line of the devel opment to provide a connection for future development to the east. Th ere are five proposed cul-de-sacs, which intersected with either Street A or Street B. Staff recommended providing a street stub to the easterly property line for future street extension, the developer should demonstrate how the street would service the adjacent parcel. Staff noted there was a large wetla nd complex east of the proposed street stub that would limit future alignment option. A dditionally, the street abutted the St. Paul Water Utility property, which contained an existing large diameter water main. This might cause conflicts with the sanitary se wer and water main stubs as well as the roadways. Staff stated the water utility wa s currently reviewing the proposal for possible impacts. Should the street be extended to the east property line, the applicant would be required to provide a permanent easement for cu l-de-sac to be constructed until the street was extended. Signage should also be located at the street terminus indicating the future extension of the street. Staff indicated Street A was proposed as a large loop at the sout hern half of the development. While this section had two acce ss points, they form the same intersection and create a situation similar to a long cul-de-sac. Staff had evaluated other alignment options, however it appeared that these would cause additional wetland impacts. Staff stated they were reviewing this issue w ith the Public Safety Department and the Centennial Lakes Fire Department to determ ine if there were any access concerns with the proposed layout. Staff stated they were also recommending th at the applicant eval uate a possible street stud alignment to the south of the developmen t in the approximate location of Street G. This would allow for a future connection with East Holly Drive. The 2001 Transportation Plan identified East Holly Dr ive as a Minor Collector and proposed its future connection with Holly Drive to the we st and Ash Street (County Road J) to the south. While these projects were not planne d in the near term, it would be practical to reserve the option to connect this subdivision to Ho lly Drive in the future.