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Regular Planning Commission Meeting Minutes – Wednesday, March 2, 2016 Page 6 At the request of Member Gitzen, Mr. Lloyd noted that corner lots are typically different 249 and larger in size, but there were no specific code requirements for wider designation for 250 corner lots. 251 Member Gitzen asked about trading outlots and subdivisions in the city. 252 Mr. Lloyd advised that the city had no opposition to the creation of outlots; noting that it 253 was not unusual if they represented a large parcel, they may not yet be sold until 254 arrangement of the other parcels in the area are completed, and possibly re-platted at a 255 later date. Mr. Lloyd clarified that, to his knowledge, there was no stormwater intent for 256 this remnant outlot, but noted that it simply didn’t fit with the other lots given the lack of 257 staff support for original variance requests and original proposal for one additional lot on 258 the north side of Wheaton Avenue and that outlot contributing to those six narrower lots. 259 However, Mr. Lloyd noted staff’s support for the revised plan with five conforming lots for 260 LDR-1, creating the remnant parcel as an Outlot. 261 Member Murphy asked if there was a reason the outlot was not included with the lot to 262 the west. 263 Mr. Lloyd responded that there may be other reasons for not including it, but also noted if 264 the corner parcel is acquired in the future it could be combined with that area. 265 Member Stellmach asked what could actually be build if the location remained LDR-1 266 versus the proposed LDR-2; and asked if it would prove a challenge to develop single- 267 family homes within that configuration. 268 Mr. Lloyd responded that in his assessment of that option, it would require a minimum of 269 12,500 square feet at County Road C and Dale Street, and if other lots and tentative lot 270 lines had been followed, the remaining space between would not have been wide enough 271 to create more than one LDR-1, with the remaining three parcels not conforming. Mr. 272 Lloyd reiterated that this was an unconventional site to develop unless those residential 273 lots were narrower in front and on the side and shallow from that aspect, even though 274 they would be unusual but could be developed and conforming, whether or not they were 275 attractive to the market place. 276 Applicant Representatives 277 Peter Knaeble, Golden Valley Land Co. and Matt Pavek, Land Development Partner; 278 both civil engineers specializing in infill land development. 279 As a bench handout, Mr. Knaeble provided an aerial map of the proposed development 280 and lot sizes for “Wheaton Woods,” attached hereto and made a part hereof. 281 Mr. Knaeble provided a brief review of their expertise in other challenging development 282 projects in the metropolitan area, mostly in the western suburbs. 283 Mr. Knaeble reviewed the design and additional cost for the proposed roadway; and in 284 response to a question of one of the commissioners, advised that most street 285 maintenance costs are attributable to width and length, estimating that the additional 286 length of this roadway would result in approximately a 5% increase in those costs. Given 287 the proposed narrower width of this street, Mr. Knaeble estimated that it would be a 288 wash; and given that there would be no design for additional tonnage, and in accordance 289 with city standards, he suspected additional savings may actually be realized. 290 At the request of Chair Boguszewski, Mr. Knaeble advised that operationally he didn’t 291 see any operational concerns for snow maintenance and removal between a straight and 292 curving roadway, as long as the curves were not too sharp, and based on their 293 experience in other subdivisions. 294 While used to a 10’ versus the 12’ easement as a condition of this first Roseville project, 295 Mr. Knaeble advised that they had already changed their plans for 12’ easements 296 accordingly; but was amenable to that remaining as a condition of approval and serving 297 as a reminder. 298