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Memo to Planning Commission/P 02-11 May 28,2002 Page 2 • Analysis The subject property,totaling 51 acres,is currently unused farmland. This preliminary plat is the third phase of Mississippi Oaks originally proposed in 1993. In 1996,Mississippi Oaks 2nd Addition was approved by the City Council. Layout The preliminary plat includes an extension of Concord Street out of Mississippi Oaks 2°d Addition,connected to County Road 30 by Denver Street. Two cul-de-sacs are proposed, Riverview Court and Concord Court. District Requirements The 51 lots as proposed meet the minimum lot area requirements and width requirements for the Rlb and R1c Zoning Districts. The minimum lot area is 12,000 square feet with the minimum lot width requirement being 80 feet. The smallest lot in the plat is 12,000 square feet, Lot 21, Block 2 and the largest being 52,860 square feet, Lot 26, Block 2. Access The plat provides access to Mississippi Road at Denver Street and connection to the existing III subdivisions on Concord Street. During the staff review and as indicated in Bruce West's May 6th memo, the Fire Department requested that Concord Street be connected to Mississippi Road in order to eliminate a cul-de-sac,which exceeds 700 feet(as shown on the original concept plan). There is a concern on the part of the Planning and Engineering staff, however, that this will create a"short cut" situation with that portion of Concord Street lying north of Mississippi Road. Residents could travel from Orono Parkway through Concord Street to Mississippi Oaks 3rd Addition and in the reverse to access Highway 10. An alternative to that recommended by the Fire Department would be to provide a connection to Denver Street to Concord in an alternate alignment. This would remove a few lots from the proposed subdivision. The cul-de-sac could also be shortened Grading and Utilities These are addressed in the City Engineer's memo. Park Dedication At its May 8,2002 meeting,the Park and Recreation Commission reviewed the original park dedication requirements from 1993 (see attached minutes). The Commission walked the site and recommended that the developer dedicate the land below the bluff behind Lots 25-29, Block 2. Access to the parcel will be provided by Outlot A proposed on the plat. The Commission is requesting 2.7 acres;if this area is not that large,the rest of the requirement will be met in cash. The lots will need to be revised to meet this requirement. III S:\PLANNING\Case Files\P 02-11 Mississippi Oaks 3rd\5-28 pc.doc