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virqinia Tschida, Case No. 2466 paqe 2 3. DEVELOPMENT ANALYSIS Plannina Considerations The request is for a simple lot split, and both parcels exceed the minimum standards for lots in the R-1 District. Even though Mrs. Tschida's parcel was platted as an outlot to prevent development of lots fronting on the Western Avenue curve, there is nothing to prevent the owner of the newly subdivided parcel from applying for a building permit on the lot, unless specific conditions are attached to the approval of this lot division. with Outlot A owned solely by Mrs. Tschida, any desire to develop the property could make use of the Stanbridge Circle cul-de-sac as envisioned in the original plat. with a parcel being sold to Mr. Cave, this new parcel no longer has any street access except to the Western Avenue curve. Either Mrs. Tschida would have to dedicate an access easement from Stanbridge Circle to the Cave parcel (which she has said. she does not want to do) or the ci ty would have to allow access to Western Avenue at some point. Enaineering Considerations The concern over driveway access to Western Avenue in the original plat may not be supported by generally accepted engineering standards. The speed limit on Western is 30 mph, but the curve is signed with 25 mph speed limit signs. The inside radius of the curve on Western Avenue is about 270', greater (and therefore safer) than the 215' minimum radius recommended for a 30 mph curve. Minimum sight distance for stopping at 30 mph is 200', i.e., a driver seeing an obstacle in the road would be able to react and brake to a stop within 200' from the moment he or she first spotted the obstacle. This sight distance can be maintained within the right-of-way for any point on the Western Avenue curve as illustrated on the attached sketch, for a driver in the driving lane seeing an obstacle wi thin the street pavement. In other words, no obstruction on private property (trees, shrubs, fence, etc.) outside the right-of-way would interfere with this 200' sight line. To be safe, however, it might be appropriate to keep any such obstructions to visibility an additional 10' outside the right-of-way, especially in the case of landscaping that could grow toward the right-of-way over the years. This could be accomplished with an easement that would prohibit any obstruction to visibility within the first 10' of the front yard on Western Avenue. overstory deciduous trees could be allowed as long as their canopies were above a driver's eye level, since the trunk