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Planning Commission <br />July 23, 1998 <br />Page 2 <br /> <br />considered the main routes within the development. The other streets where <br />the setback variance is being requested are either cul-de-sacs or lesser-traveled <br />streets. Staff can support this request for setback variance from 30 feet to 25 <br />feet on the streets mentioned. <br /> <br />C. Southwest Area Townhouse Density <br /> <br />The Developer has proposed removing four units from the 156 total. These four <br />units would come out of the block of 8-plexes formed by StreetS. This helps to <br />open up the green space between buildings. Staff would recommend that an <br />additional eight units for a total of twelve be taken out of this same block. Staff <br />feels that with twelve less units, the entire block could be reconfigured to give <br />the perception of green space tying into most of the units in this area. <br /> <br />No reduction in the number of units is proposed by the Developer for the 85-unit <br />townhouse development in the southeast corner. Staff feels that this total <br />number of units is acceptable because of the open space distribution among the <br />buildings. There are two wetlands and a pipeline easement that are spread <br />throughout this development, giving the feeling of more openness to each of the <br />units. <br /> <br />D. County Road 12 Right-of-Way <br /> <br />Sherburne County has requested 70 feet of additional right-of-way, measured <br />from centerline along County Road 12. In addition to this, the City would <br />receive a 10-foot drainage and utility easement. The Developer has indicated <br />willingness to provide a 60-foot right-of-way and a 20-foot drainage and utility <br />easement, with the easement allowing the placement of the detached <br />pedestrian trail. Dave Schwarting, County Engineer, was unable to attend the <br />meeting with City staff, and the Developer's engineer. City staff believes that <br />this proposal of a 60-foot right-of-way with up to a 20-foot drainage and utility <br />easement is a workable solution and will coordinate with the County Engineer to <br />verify whether it meets th~ County's needs as well. <br /> <br />E. Connecting Cul-de-sacs <br /> <br />Previously, staff had recommended eliminating Cul-de-sac F by connecting it to <br />Street S. At the last Planning Commission meeting, the Developer had <br />indicated a desire not to do this for the loss of the neighborhood concept. His <br />engineers had indicated the difficulty of making this connection. We have had <br />an opportunity to look at this further with the Developer's engineers, and would <br />concur with their analysis that it is a difficult connection to make, due to the <br />vertical differences in elevation. Therefore, staff would recommend that this not <br />be pursued any further. <br /> <br /> Howard R, Green Company <br />\\Elkriver~sys\S H R D O C,¢,D Mi N\E N Gl N E E ik~p,~[2~(~.[DT~J e ENGINEERS <br /> <br /> <br />