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ARDEN HILLS PLANNING COMMISSION - MAY 3, 2006 2 . A. . ,...... I..L, <! Ot:: a . PLANNING CASE #06-013: VARIANCE & PRELIMINARY PLAT; AMITIES COAST LLC; 3685 & 3695 NEW BRIGHTON ROAD ML Lehnhoff stated the applicants were requesting a preliminary plat to reconfigure two existing lots at 3685 and 3695 New Brighton Road into four new lots. The request also includes a variance to allow the four lots to share one private driveway to New Brighton Road and for Lots 2 and 3 to not directly abut tbe public right-of-way, He reviewed his analysis and noted the lots in the proposed subdivision meet or exceed 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 subdivision is unlikely to have any negative impact on the City or the neighborhood. He indicated while thc City certainly preferred one driveway instead of four, the question was whether a private drive should be pcrmitted instead of the traditionally required street and cul-de-sac, He stated therc was a precedent for using private streets in developments; however, those examples can only be found in PUD's where private streets wcre pemlitted, However, since this private street was 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 recommended approval of the variance, The City Engineer and Fire Marshal had revicwed the proposed private street and had not stated any objections to the private driveway. He stated once the preliminary plat was approved by the Ci1y, no additional conditions related to the design of the preliminary plat could be added, The final plat was simply a review process to ensure that the changcs required in the preliminary plat had been made. He recommcnded approval based on the following seventeen conditions: 1. The applicant shall submit the final plat and application to tile City of Arden Hills within three months of the preliminary plat approval date or thc approval shall expirc, 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 thc City Planner, shall require review and approval by the Planning Commission, The applicant shall include a 12-foot drainage and utility easement centered on all common lot lines, and a 12-foot drainage and utility easement along the right-of-way, The applicant shall pay a park dedication fec as detemlined by the City Council at the time the final plat is approvcd, The applican1 shall amend the final plat to be in confonnance with all of the comments from the April 19,2006 memo from the City EngineeL Any extension of City services for the new lot shall be subject to review and approval by the City Engineer and all associated costs shall be the responsibility of the applicant. Erosion control measures shall bc installed before any grading or construction begins and shall bc maintained and remain in place until groundcover is reestablishcd and conslruction is finished. 2. ~ ~. 4, 5. 6. 7.