2013_0520_packet - Laserfiche WebLink

Home

4.0B ACKGROUND 12 4.1The subject property, located in Planning District 4, has a Comprehensive Plan Land Use 13 Designation of Low-Density Residential (LR) and a zoning classification of Low-Density 14 Residential-1 (LDR-1) District. The application does not seek to 15 PRELIMINARY PLAT change the zoning classification of the property, and so the lot size and residential density 16 requirements will remain the same for the proposed subdivision as for the surrounding 17 neighborhood. 18 4.2When exercising the so-called “quasi-judicial” authority when acting on a request, 19 PLAT the role of the City is to determine the facts associated with a particular request and apply 20 those facts to the legal standards contained in the ordinance and relevant state law. In 21 general, if the facts indicate the applicant meets the relevant legal standard, then they are 22 likely entitled to the approval, although the City is able to add conditions to a plat 23 approval to ensure that the likely impacts to roads, storm sewers, and other public 24 infrastructure on and around the subject property are adequately addressed. 25 5.0PPA RELIMINARYLATNALYSIS 26 5.1Plat proposals are reviewed primarily for the purpose of ensuring that all proposed lots 27 meet the minimum size requirements of the zoning code, that adequate streets and other 28 public infrastructure are in place or identified and constructed, and that storm water is 29 addressed to prevent problems either on nearby property or within the storm water 30 system. 31 5.2As a of a residential subdivision, the proposal is subject to the 32 PRELIMINARY PLAT minimum lot sizes and roadway design standards of the subdivision code, established in 33 Chapter 1103 (Design Standards). The proposed is included with this 34 PRELIMINARY PLAT report as Attachment C, and the applicable standards are reviewed below. 35 a.City Code §1103.02A (Streets/Right-of-Way) : The proposed cul-de-sac will only 36 provide access to the new homes in the plat and will not serve as a through street, 37 creating a marginal access street. Also, there is not a need for additional right- of- way 38 for underground utilities. As result, Public Works Department staff has recommended 39 that the plat dedicate 50 foot wide right-of-way for this marginal access street. 40 b.City Code §1103.021C (Minimum Roadway Standards/Cul-de-sacs): The 41 standard design for a cul-de-sac is to have a circular terminus with a pavement diameter 42 of 100 feet. The proposed street is approximately 150 feet long. Adding a 100-foot- 43 diameter cul-de-sac makes the street 250 feet long. After taking into consideration the 44 shortness of the proposed street, the Public Works Director is recommending an 45 alternative to this standard design. Instead of the standard 100-foot-diameter cul-de-sac, 46 Public Works is recommending an 80-foot-diameter cul-de-sac. The reduced pavement 47 area will create a more sustainable design, with less storm water runoff, less snow to 48 remove, and eventually less pavement to replace. The alternative design is supported by 49 the Fire Department. 50 c. Right-of-way for a circular turnaround on a cul-de-sac street is required to have at 51 least 10 feet outside of the proposed back of curb on the cul- de- sac. The proposed plat 52 dedicates 15 feet outside of the proposed back of curb on the cul- de- sac, for a dedication 53 of 110 foot diameter cul- de- sac right- of- way. 54 PF13-005_RCA_052013 (2).doc Page 2 of 4