04-20-1987 Planning Packet - Laserfiche WebLink

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1 that creates 4 more suitable parcels, three of which have a potential for further development. Staff suggested and applicant proposes a "phased" road development scheme that requires a short length of private road be constructed to serve this initial division, leaving a road Outlot as access for future development of the rear parcels, with road extension to be constructed at such time future development occurs. ISSUES/CONCERNS/COMMENTS I. Road Access Location. The private road is proposed to enter Old Crystal Bay Road at the location of the existing driveway. The Hennepin County Highway Department has not commented as of this wilting, but the City Engineer has commented that this access location does not appear to have the sight distance required due to elevation of the County Road where Farview enters, just to the north. The applicant is hoping to use the existing roadway location both to preserve the 2 acre minimum area of Lot 1 Block 1 and to maintain a woods buffer between their road and the Blair residence at 790 Old Crystal Bay Road. City engineer Glenn Cook suggested that one alternative might be for applicant to request Hennepin County to lower the "hump" in Old Crystal Bay Road, perhaps with some sharing of the cost . . . II. Private Road. A.) Staging. The proposal is to construct a private road and cul-de-sac on Outlot A initially, to serve the existing residence and Lots 1 and 2 Block 1. Under the surveyor's proposal, only Lots 1 and 2 of Block 1 front on the cul-de-sac, leaving Lots 1 and 2 of Block 2 to share a private driveway via Outlot B. Staff would prefer to see that first cul-de-sac abutting Lot 1 Block 2, moving about 100' to the east. We would recommend that if any one of the three 4-plus acre lots is further divided, the private road would have to be extended. If Lot 2 Block 2 is developed into two or three lots, the road would have to be extended the entire length. If Lot 2 Block 1 or Lot 1 Block 2 do a split prior to the subdivision of Lot 2 Block 2, perhaps only a partial construction of road Outlot B would be appropriate with a "temporary" cul-de-sac. These temporary cul- de-sacs might be shown as road and utility easements rather than platted cul-de-sacs, and the entire road be platted as a single outlot. B.) Length. Note that at full development, the private cul-de- sac road would be about 1100' in length, or about 100' more than the standard maximum. However, a review of contemporary subdivisions in unsewered areas indicated many cul-de-sac roads of that length have been approved: Tanglewood - 1500', White Oak Circle - 1400', Abingdon Glen - 1600', Devin Lane -1250', French Lake Road - 1350', West Farm Road - 1200', Hunt Farm Road - 1500', Orono Oaks - 1750' to name but a few. C.) Future Connections. City Engineer Glenn Cook suggested that a corridor for a future connection to the north via Dennis