04-16-2018 Planning Commission Packet

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FILE #LA18-000012 16 April 1028 Page 2 of 3 not specific enough to result in clear direction today. Staff believes the Council intended to not require a road upgrade, however the reference to "upgraded to City standards" in the resolution (#2 above) appears to contradict that interpretation. Regardless of intent, the wording of the resolution governs, unless waived or amended by the City Council. The owner of 2150 Sixth Avenue North plans to develop the property with a residence. He met with staff a number of times regarding the deferred requirements which appear to trigger paving a 24 foot wide private road with a cul-de-sac (as is today's road standards for three or more lots served). Limited by the constraints of the 50 foot wide platted outlot, and dry buildable area on his own property, he is seeking a solution which meets the needs of the City and emergency service vehicles, and yet both maintains the character of the small "neighborhood" and does not create a financial or property hardship (land reduction). In order to seek an alternative solution, he requested a driveway permit from Hennepin County to access Sixth Avenue North (CSAH 6) directly; this permit was denied (Exhibit G). The applicant has provided a plan which creates a private road, increasing the width of the existing driveway from ±12 feet to 24 feet until it branches off to the northeast (±125 feet from County Road 6) where a 20 foot wide hammerhead is shown to provide backup opportunity into the applicant's property. This configuration appears to meet the dimensional requirement for a turnaround. Beyond the 24 foot width private road the two homes at 2140 and 2150 will be served by a private driveway. The hammerhead will be accomplished by the creation of an easement over the applicant's property dedicated to the public, benefitting the public and the adjacent property owners. Engineer Comments The City Engineer's comments are attached as Exhibit F. Public Comments To date, no public comments have been received. Issues for Consideration 1. Does the Planning Commission find that the request, if granted, will not alter the essential character of the neighborhood? 2. Are there any other issues or concerns with this application? Planning Staff Recommendation Staff recommends approval of the road improvement plan, including easement creation, as proposed on the survey by Gronberg dated 04/09/18 (Exhibit C). Staff further recommends approval of the requested amendments to the subdivision resolution (Resol. No. 4202). A separate private road easement should be drafted to address the hammerhead area. List of Exhibits Exhibit A. Application Summary (via citizenserve) Exhibit B. Applicant's Request Narrative Exhibit C. Proposed Survey/Road Plan Exhibit D. Half Section Map Excerpt (original lot) Exhibit E. Aerial Photos Exhibit F. City Engineer Comments