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

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• • Preliminary Plat: Lot Size. The minimum lot size of the R -1X District is 12,825 square feet of buildable land. All lots meet or exceed this provision. Lot Depth. The minimum lot depth is 135 feet. Double frontage lots are required to have a minimum lot depth of 145 feet. All lots meet or exceed these provisions. Lot Width. The minimum lot width is 90 feet for standard lots and 115 feet for corner lots. All lots meet or exceed these standards. Outlots. There are six outlots included in the proposed subdivision. The outlots cover the majority of ponds and wetland areas. The applicant is proposing to dedicate all outlots to the City. The applicant should be aware that the dedication of outlots to the City will not be accepted in fulfillment of park dedication (payment in lieu) requirements. Setbacks. The required setbacks established in the R -1X District are the greater of the following: 40 feet (Collector or Arterial Street), 30 feet (Local Street), 30 feet (front yard), 30 feet (rear yard), and ten feet (side yard - principal building). The lots have adequate dimensions to meet required setbacks. In addition, pond and wetland areas will 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. While the City has no requirements with regard to wetland setbacks, staff recommends that the building pad, on this lot, be modified to maximize the usable yard space on this lot. Street and Block Design. Two accesses to the site, from Birch Street, are proposed at the existing Pheasant Hills Drive and Sherman Lake Road intersections. Street A extends southerly into the development from Birch Street, loops back and ties into Street B. Street B is proposed to extend from Birch Street to the easterly property line of the development to provide a connection for future development to the east. There are five cul -de -sacs proposed that intersect with either Street A or B. The proposed extension of Street B easterly has been evaluated to determine its feasibility. The proposed alignment appears to allow the street to service the adjacent property with minimal potential wetland impacts. Staff is 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 will be required. The developer is currently 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 design 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 Stoneybrook Page 5