07/10/2002 P&Z Minutes - Laserfiche WebLink

Home Search

Planning & Zoning Board July 10, 2002 Page 14 APPROVED MINUTES Lot Depth. The minimum lot depth was 135 f eet. Double frontage lo ts were required to have a minimum lot depth of 145 feet. All lots meet or exceed these provisions. Lot Width. The minimum lot width was 90 feet for standard lots and 115 feet for corner lots. All lots meet or exceed these standards. Outlots. There were six outlots included in the proposed subdivisi on. The outlots cover the majority of ponds and wetland areas. Th e applicant was proposing to dedicate all outlots to the City. The applicant should be aware that the dedication of outlots to the City would not be accepted in fulfillment of park dedication (payment in lieu) requirements. Setbacks. The required setbacks established in the R-1X District ar e the greater of the following: 40 feet (Collector or Arterial Street), 30 feet (L ocal Street), 30 feet (front yard), 30 feet (rear yard), a nd ten feet (side yard - principal building). The lots have adequate dimensions to meet required setbacks. In addition, pond and wetland areas would mandate a significant setback between proposed building sites and existing homes on adjacent properties. However, the building pad for Lot 2, Block 4 extends to within 18 feet of the existing wetland and proposed 100 year High Water Elevation. Wh ile the City had no requirements with regard to wetland setbacks, staff recomme nds that the building pad, on this lot, be modified to maximize the usable yard space on this lot. Street and Block Design. Two ac cesses to the site, from Birch Street, were proposed at the existing Pheasant Hills Drive and Sher man Lake Road intersections. Street A extended southerly into the development fr om Birch Street, loops back and tied into Street B. Street B was proposed to extend fr om Birch Street to th e easterly property line of the development to provide a connection fo r future development to the east. There were five cul-de-sacs proposed that inte rsected with either Street A or B. Staff noted the proposed extension of Street B easterly had been evaluated to determine its feasibility. The proposed alignment appeared to allow the street to service the adjacent property with minimal potential wetla nd impacts. Staff was recommending that the curve radius of the street be modified to further minimize potential wetland impacts. Further verification of the potential for Street B to cross the St. Paul Water Utility lines would be required. The developer was currentl y working with the water utility to provide such information. The proposed temporary cul-de-sac should be extended easterly to abut the property line. The cul-de-sac desi gn should be modified to extend into Lot 3, Block 2, rather than Lot 46 Block 8 due the larger upland area on Lot 3. A permanent easement would be required to allow a cul-de-sac to be constructed until such time as the street was extended. Signage w ould be located at the street terminus indicating the future extension of the street. Street A was proposed as a larg e loop in the southern half of the development. While this section had two access points they form the same intersection and create a situation similar to a long cul-de-sac. Staff has ev aluated other alignment options, however it appeared that these would cause additional wetland impacts. Staff had reviewed this