02/13/2002 P&Z Packet - Laserfiche WebLink

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• Planning & Zoning Board January 9, 2002 Page 9 protect the adjacent wetlands and a determination is made that utilities and vehicular access can be adequately provided, the proposed use is considered consistent with the policies of the Comprehensive Plan. Staff noted 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. Staff advised that 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. Staff presented the proposed preliminary plat, noting minimum upland lot area requirement (above the Additionally, all lots have been found to meet t depth requirements of the R -1X District. Staff again noted that an extension of the development. The area of such allo ion wetland above the OHWL). 1 proposed lots exceed the Or water level). um `' foot width and 135 foot acres) will be necessary to serve the applied only to upland area (non- Staff provided a review of d including streets, cul -de -sac length, ownership, street width and bridge of approximately 300 feet in length to access the subject property. Staff noted the applicant is proposing that the road serving the subject property (and bridge) be privately owned. While the ordinance specifically prohibits the creation of private streets, such street types could be accomodated via the PDO (in response to the unique characteristics of the site) and the establishment of an undesirable precedent could be avoided. Staff prefers that the City not assume maintenance responsibilites for the proposed street segment (including the proposed bridge). Staff indicated, while the applicant has proposed a private street system, a 60 -foot right - of -way width has been illustrated on the submitted plans. To ensure long -term private ownership of the street, it is recommended that individual lots be extended through the street and an access easement be established over the proposed street. Staff noted to allow for vehicular turnarounds at the terminous of the abutting public street segment (Ruffed Grouse Road), it is recommended that a cul -de -sac be created at its terminous.