01/09/2002 P&Z Packet - Laserfiche WebLink

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5. Traffic generation by the proposed use is within capabilities of streets serving the • property. Traffic generated by the proposed use (eight single family lots) will be minimal. The traffic generated by the use can be safely and effectively accommodated by the proposed 2,500 foot long cul -de -sac. The applicant is proposing to serve the development via a private street. Issues related to such street will be discussed in a later section of this report. The applicant is proposing to create eight single family lots upon the 4.5 acre subject property resulting in a density of 1.8 units per acre. Should the City approve the requested Comprehensive Plan amendment, a rezoning of the property to the base R -1X designation is considered appropriate. In conjunction with the R -1X designation, the applicant has requested a Planned Development Overlay (PDO) to allow flexibility from various provisions of the ordinance including shoreland setbacks, cul -de -sac length and vegetative disturbance. The concept of the PDO, as originally conceived, is to essentially trade flexibility from the strict provisions of the ordinance for a superior product that otherwise would not be allowed. While there are obviously many constraints to developing the subject property, it is unclear whether a superior development product will result. • Preliminary Plat Lot Requirements. The subject site lies within the shoreland overlay zone for Wards Lake (a natural environment lake) which requires a minimum upland lot area of 20,000 square feet. All proposed lots exceed the minimum upland lot area requirement (above the 883.7 ordinary high water level). Additionally, all lots have been found to meet the minimum 90 foot width and 135 foot depth requirements of the R -1X District. MUSA Allocation. As previously indicated, an extension of the MUSA (4.5 acres) will be necessary to serve the development. The area of such allocation will be applied only to upland area (non - wetland above the OHWL) Streets Cul -de -sac length. At approximately 2,500 feet in length, the proposed cul -de -sac significantly exceeds the maximum 500 length requirement of the Ordinance. The acceptability of such street length from an emergency vehicle service standpoint should be subject to comment from the police and fire departments. •