5.1. & 5.2. PCSR 07-26-2005 - Laserfiche WebLink

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Pinewood Estates Second Addition/P 05-13 July 26, 2005 Page 3 (4) The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, erosion control and all other services, facilities and improvements otherwise required in this article. (5) The proposed subdivision will not cause substantial environmental damage. (6) The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court. (7) The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring land. (8) The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a. Lack of adequate storm water drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systems. d. Lack of adequate off-site public improvements or support systems. Layout Lots The preliminary plat consists of 54 single family lots on 27 acres. All of the lots comply with the 11,000 square foot minimum lot size. There is not enough space between the existing lots and the north boundary of the plat, along Street A, to provide a double loaded street and lots that comply with the 130 foot minimum lot depth requirement. There are three lots on the north side of Street A, Lots 6, 7 and 8, Block 1, that do not meet the minimum lot depth requirement. The minimum lot depth is 130 feet; these lots range in depth from 93 feet to 96 feet. Staff feels that it will be difficult to site houses on these lots and the plat should be modified eliminate these lots. The applicant has provided drawings showing how it might be possible to fit houses on these lots. Lot 22, Block 3 is an odd shaped lot. The lot has frontage on CR 30 but Sherburne County will not allow an access to that lot. The applicant is currently discussing this issue with the county. The lot's odd shape extends back along the west boundary of the plat and includes a 30 foot wide connection to Yankton Street. This connection could be used to provide a driveway for the lot. A driveway from Yankton Street would be over 800 feet long. This lot could also be left as an outlot and possibly included with the 20 acre parcel to the west when it is developed. Should Sherburne County deny access from CR 30 to this lot, staff recommends that it be left as an outlot. Streets The plat will have access from two locations off of Waco Street and no access from CR 30. The existing Street, 182nd Avenue, will be shifted to the north. A portion of the existing right-of-way will have to be vacated. A new street, Street C, will intersect with Waco Street about 400 feet south of 182nd Avenue. Street A is a cul de sac that extends along the north boundary of the plat. At 940 feet in length it exceeds the 700 foot maximum cul de sac length. However, the subdivision ordinance does provide for exceptions in certain situations where the irregular shape of the land does not allow for normal street pattern. The third internal street, Street B, connects 182nd Avenue with Street C and ends in a short cul de sac. S:\pLANNING\Case Files\2005\P 05-13 Pinewood Estates 2nd\P05-13PC7-26.doc