05/12/2004 P&Z Packet - Laserfiche WebLink

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• • • Fox Den Acres page 3 As seen in the table at the end of this report, no more than 34 lots could be allowed for year 2005 if other applications proceed. This is about half of the project. Premature Subdivision Criteria: The subdivision ordinance is one of the City's official controls designed to implement and support the policies in the comprehensive plan. Section 1002 -6 of the ordinance lists criteria for determining if a proposed development is premature. These include consistency with the land use plan, including the staged growth area boundaries. The applicant's position is that the growth area boundaries area likely were drawn to approximate the developable area. There is usable upland beyond those mapped lines, and it is reasonable to utilize the upland, which includes the area proposed for parkland. The City currently is beginning a discussion of the comprehensive plan and the implementation tools such as the growth management policy and the subdivision and zoning ordinances. With the strict controls that currently are in place, it is difficult for staff to support development beyond the mapped growth boundaries, particularly with the ponding and flowage easement that is there and the City's desire for some greenway. These two issues are discussed further below. Lots: The minimum lot size in an R -1 zone is 10,800 sf. Minimum lot width is 80', minimum lot depth is 135'. All lots meet these requirements. As noted above, several lots are outside the growth area and MUSA. Streets, Access, Parking: Fox Road is the only access point for this site. Extending Fox Rd. as proposed would exceed the maximum cul de sac length of 500' unless a future outlet/connection is included. Wetland extends to the east and south for more than 1000'. There is no possible additional connection on the west because the existing homes of Reshanau Lake Estates South 4th Addn. (Hindsight shows that Deerwood Lane should have been designed to provide a connection to the east at its southern end instead of curving west into a cul de sac. This is no longer an option, however.) The 500' radio tower on the north is likely to stay. The proposed road stub to the north of the plat avoids the tower property. Land to the north of the stub does have on it several communication facilities such as satellite dishes and the like, but nothing so imposing as the tall tower. It seems possible that a road could extend to the north where pictured if these facilities were removed in the future. That area includes upland, though it is impossible to know how much. It will necessary to have a "ghost plat" of the area to see if there is at least the possibility of fitting in a road and some lots. As of May 5a', we have not seen a ghost plat. The City typically does not allow islands in cul de sacs due to maintenance and plowing issues. In addition, the northern road stub must accommodate a temporary cul de sac. These must be revised. Fox Road leads to Deerwood Lane and West Shadow Lake Drive. Both lead to Birch St. Deerwood is a local street, West Shadow Lake Drive is a collector which runs from Birch St. to 62nd St., both of which are collectors.