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Planning Commission <br /> July 23, 1998 <br /> Page 2 <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 /> C. Southwest Area Townhouse Density <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 Street S. 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 /> 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 /> D. County Road 12 Right-of-Way <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 the County's needs as well. <br /> E. Connecting Cul-de-sacs <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 /> Howarrrnnc��IIccRII II.�IGreen Com oany <br /> \\Elkriver\sys\SHRDOcb4DMIN\ENGINEER�'I .2303 T4 G ENGINEERS <br />