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7, It is unlikely that the proposed private street will have any detrimental affect on the . public welfare, Moreover, constructing a full cul-de-sac instead of a private road is unlikely to offer significant additional public benefit Since a private street is not maintained by the City, the City will not incur any immediate or future costs for maintaining the street in this proposed subdivision. Each ofthe four property owners will be responsible for maintaining the road on Outlot A and Outlot A itself. Finally, having one access to New Brighton Road is likely to have less impact than four separate accesses. Given the size of the original two lots, it may be possible to have four lots adjacent to Thorn Drive and New Brighton with separate driveways, which would not be desirable, Staff Recommendation In Planning Case #06-013, Staffrecommends approval of the variance and preliminary plat based on the seven findings of fact and submitted plans, The lots in the proposed subdivision meets or exceeds all of the requirements of the underlying R-2 Zone with three of the four lots more than double the minimum lot size required for the R-2 Zone, With the recommended conditions, this suhdivision meets is unlikely to have any negative impact on the City or the neighborhood. While the City certainly prefers one driveway instead of four, the question is whether a private drive should be pemlitted instead of the traditionally required street and cul-de-sac. As noted . above, there is precedent for using private streets in developments; however, those examples can only be found in PUDs where private streets are permitted, However, since this private street is unlikely to have a negative impact on the neighborhood and since the cul-de-sac would add comparatively little value to the City or the neighborhood, Staff recommends approval of the variance, The City Engineer and Fire Marshal have reviewed the proposed private street and have not stated any objections to the private driveway, Once the preliminary plat is approved by the City, no additional conditions related to the design of the preliminary plat can be added, The final plat is simply a review process to ensure that the changes required in the preliminary plat have been made. Staff proposes the following seventeen conditions if approval is recommended: 1. Thc applicant shall submit the final plat and application to the City of Arden Hills within three months of the preliminary plat approval date or the approval shall expire, 2, The project shall be completed in accordance with the plans submitted as part of the preliminary plat and variance application, Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission. City afArden Hills Planninr; Commission Meetingfor A1ay 5, 2006 . \'IMclro-illef.us1ardellhills',PlanningIPlanning Cmes'.2006';06-0/3 Amities CoaST Preliminl/l): PIal & Varia/lce (PENDING)',041806 -PC Report- Amities preliminm)' plat & Variancedoc Page 9 of 11 I I