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d. Access points to County and State highways shall be: approved by the <br /> respective authorities;kept to a minimum through the use of backage roads; <br /> and located in accordance with intersection design standards. <br /> e. Streets or connections to half streets or partial streets without providing for the <br /> required right of way will not be permitted. <br /> f. Dead-end streets shall be prohibited except as stubs to permit future road <br /> extension into adjoining tracts, or when designated as a cul-de-sac and the <br /> street connected to a cul-de-sac (turnaround) and shall not exceed eight- <br /> hundred feet(800') in length. <br /> g. Access shall be given to all adjacent properties when required by the Planning <br /> &Zoning Commission. All streets intended to be extended to adjoining <br /> property, shall be provided with a temporary cul-de-sac with the sides on a <br /> temporary easement,which will revert to the adjoining lot owner when <br /> released by the City. <br /> h. Right of Way shall be dedicated to the public: <br /> Cul-de-Sac 68 ft. radius(turnaround) <br /> City Collector Street 66' <br /> City Minor Street 66' <br /> Staff Findings: We have reviewed the application and propose the following findings of fact for <br /> you to consider: <br /> 1. The land is zoned Medium Density Residential, which the Ordinance does not <br /> provide standards for. <br /> 2. It is difficult to discern whether the lots would be able to be developed for residential <br /> use without major topographic alteration as the required two-foot contours were not <br /> provided with this application. <br /> 3. The soils are reported to be"Very Suitable" for septic tank and drainfield <br /> applications, but soil borings were not provided and would need to be done prior to <br /> septic installation. There is adequate space with in the building envelope on each <br /> property for two septic systems. <br /> 4. The lots meet the minimum area of 20,000 square feet for Medium Density <br /> Residential, as described on the zoning map, and each lot will have adequate building <br /> area for a single family dwelling. <br /> 5. All lots have the minimum frontage of 33 feet on public right-of-way. <br /> 6. The development does not allow for public access to the adjacent properties to the <br /> north or east and there are no apparent limitations to doing so. <br /> 7. The cul-de-sac radius of 66 feet does not meet the minimum 68 foot radius for right <br /> of way dedication. <br /> Planning Commission Direction: The Commission can review the preliminary plat and find <br /> that it conforms,with conditions as necessary, to the requirements of the Ordinance and the <br /> Comprehensive Plan and recommend that it be approved. The Commission could find areas <br /> where the plan does not conform and then either recommend denial of the preliminary plat or <br /> table it to allow for changes to be made. The Commission can also table the request for more <br /> review or to obtain additional information. <br /> Keep in mind, once the preliminary plat is approved,the applicant must only complete the items <br /> required for the final plat and any conditions included in the preliminary plat in order to receive <br /> June Staff Report 3-2 <br />