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15-3763 <br /> June 16,2016 <br /> Page 6 of 8 <br /> buffers. Lots 4 and 5 are also limited by the required back-lot setbacks while not meeting the <br /> back lot acreage requirements. While the applicant's intent may be to reduce environmental <br /> impacts as well as reduce development costs, the proposed plat has many issues with conformity <br /> to City codes. <br /> Road Access, Layout and Standards <br /> The 2015 preliminary plat approval accepted the extension of Kintyre Lane to a length of just <br /> over 1500 feet where the City's standard m�imum cul-de-sac length is 1,000 feet. While there <br /> are a number of private roads in the City extending well beyond 1000 feet, it has been City <br /> policy to establish corridors for possible future development of "through roads" where that <br /> ability exists. Discussion at the sketch plan review as to whether a corridor should be dedicated <br /> from the proposed road, extending west to Stubbs Bay Road, resulted in no support for such a <br /> connecting corridor, and none was ultimately required. <br /> Since preliminary plat approval was granted, the issue of an easement over the short segment of <br /> Kintyre Lane (Kintyre 2 Outlot D) has been resolved via the granting of an easement by the prior <br /> owner. It is up to the applicant to work with the existing Kintyre Lane residents regarding <br /> obligations associated with use and maintenance of the private road. <br /> For the southerly three lots, the revised preliminary plat depicts a corridor width of 50 feet which <br /> meets code for a private roadway outlot. However, the construction in that outlot of a shared <br /> driveway only 12-15' in width, while potentially preserving the stand of trees at its south end, <br /> does not meet the City's requirement of a 24' paved road to serve 3-7 lots. Further, as proposed <br /> the layout does not meet City standards because it does not include a cul-de-sac as required by <br /> Section 82-283(h)(2). Staff cannot recommend approval of the proposed layout. <br /> Access to the northerly lots is similarly inadequate based on code standards. The shared <br /> driveway existing within Tamarack Hill Outlot A that serves the existing homes at 300 and 350 <br /> Stubbs Bay Road will now serve a 3rd lot, and it should be upgraded to a 24' paved standard and <br /> provided with a cul-de-sac. Possible options for accomplishing this are depicted in Exhibit E. A <br /> configuration with each lot abutting a conforming road or cul-de-sac would eliminate the back <br /> lot status and would free up additional building location flexibility by reverting to the normal <br /> RR-1B setback and area standards. <br /> Road Improvements and/or Easements Needed <br /> In conjunction with establishing code-compliant private roads, the City will require Road, <br /> Drainage and Utilities Easements over them. Standard perimeter drainage and utility easements <br /> will be required along all property boundaries in the plat as well as Conservation and Flowage <br /> Easements over all delineated wetlands and drainageways. With the prior preliminary plat <br /> approval, it was determined there was no need to widen existing Kintyre Lane from 26' to 28' <br /> wide for serving a total of 13 lots, so there should be no need for its upgrade to serve a total of <br /> just 91ots. <br /> Whether the existing Kintyre cul-de-sac should be removed if a new cul-de-sac is installed is left <br /> to the owners of Kintyre Lane. <br /> Park/Trail Easement/Fees or Dedication Needed <br /> As noted in the earlier preliminary plat approval, no land for a public park or trail is required, in <br /> part due to the remoteness of the developing area from public roads. Because there are two <br />