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Home My WebLink About[04] Concept Plan application Cul -de -sac Length Concept Plan File No: 12 -05 Application Date: 7/16/2012 Applicant: Roman L Notch Revocable Trust Attn: Daniel & Darlene Thielman 29414 Kiwi Ct St. Joseph, MN 56374 Owner: Cory Ehlert 42712 Ave SE St. Joseph, MN 56374 Parcel No: 31.20623.0000 Request To consider a concept plan regarding the cul -de -sac length for a proposed residential development submitted by Cory Ehlert, St. Joseph, MN and Daniel Thielman, trustee of the Roman L Notch Revocable Trust, St. Joseph, MN according to Section 8.4.7 of Stearns County Subdivision Ordinance #230. The applicants are proposing a permanent cul -de -sac length of 1740 feet. Property Location The property lies southerly of 320 Street and is located in the SE1 /4NE1/4 and in part of the NE1 /4NE1/4 of Section 3, St. Joseph Township (124/29). Issues to consider The proposal is for a 1740 foot cul -de -sac coming off of 320 Street. If approved, the property would be platted into 12 residential Tots and the road would be dedicated to the public. An alternative to the long cul -de -sac is to dedicate the allowable 1320 foot road and then each lot would have a pan - handle with a longer driveway coming off the end. Staff feels it is a better option to have a dedicated road rather than undedicated long driveways. This would provide for better access for emergency vehicles. Another alternative would be to dedicate the road all the way to the south property line for future continuation and connection to the proposed St. Joseph North Corridor. A third alternative would be to dedicate the road to the west line of the proposed plat for future continuation and connection to County Road 2 when the remaining property is developed in the future. Subdivision Ordinance Provisions 8.4.7 Except for roads that have a road continuation plan meeting the requirements of Section 8.4.5 of this Ordinance, the minimum radius of the turn - around shall be 60 feet and maximum length of a cul -de -sac road shall meet the following requirements unless otherwise approved by the Planning Commission and /or Board: A. Permanent cul -de -sacs shall not exceed 900 feet in length where lots are less than 2 acres in size; B. Permanent cul -de -sacs shall not exceed 1320 feet where lots are 2 acres or greater in area; C. The cul -de -sac is measured from the centerline of the road of origin to the end of the right of way. D. In the event a developer proposes to exceed the maximum permanent cul -de- sac length as set forth above, a concept plan shall be approved by the Planning Commission prior to submittal of the preliminary plat. The Planning Commission will consider but not be limited to the following: a. Width and length of road b. Parking, signage c. Lot sizes d. Number of lots e. Access for emergency services f. Location and potential impact on natural resources g. Cumulative review of how the road is compatible with a Township or City road plan and its effect on traffic circulation 8.4.8 Permanent cul -de -sacs are those where future extension is unlikely or impractical due to lack of access, existence of a natural feature or undevelopable land or insurmountable topography. Temporary cul -de -sacs are those designed to be extended some time in the future to serve adjacent developable parcel(s) that meet the requirements of Section 8.4.5 of this Ordinance. Recommendation Staff recommends that the Joint Planning Board consider the following options: 1) Dedicate the proposed road to the south property line but only require the first 1740' be constructed with this plat 2) Dedicate the proposed road to the west line of the proposed plat but only require the first 1740' be constructed with this plat 3) Dedicate the proposed road to the south property line and to the west line of the proposed plat but only require the first 1740' be constructed with this plat I •2012 Wes ',wood P'olessond Senses, Mc The Notch Property St. Joseph Township Stearns Canty, IIJ Layout Concept Residential g + p� , 4y 3, 2012 i c' r t at 'l a . 4 3 " "� i � t ►.� " .a " LOT12 ` . .•• '' ' *lit ' 400ac t e 'V 111 ,' LOT 7 Y ,m ..9" i ? °R:..r„. +SN YAM:* >, e I -1 s ''111. .: 1 ' - I t t _ • i l . ,e � �4, .. , `' 1 s P C .; ; t • s 4 . 11 * " ' .1, 4' ;'14 k LOT n ...$ ' ` ..4''' 4 00ac . 4,.. °,4 4 ! b4 .4 4114 '.---, . 4 r , • *4... - 41.4. 1 ' *. '.- " * ,�.. k4 °� -4p _ - _ ate.. t �. • ` ; 1.=' • 4 LOT 2 *,.m!. p 4.00ac ;L i • a A. ,,,...,,'.,,, 4 ' . ,, ,, .„, . ' . '''.4 9 4„ : ** , - . .1, : 4 : fff 4 '''''',,,,, .._ ,, t 6..,v ..' 44, ..i.' ....,:ii. 4 ,13. .ta m,e . : 71,,.,, TT,.. 4.: ........ ,.:,... ,.,, ' '0 ,:- ... : 7,616.4117. a . •.11 : t itlajidl e, -. ., . , . .....,::,..: NA E� of . + Y ,z � i PRINT . ! t .. . !, ;. 1 • x t r . t' �s • ♦ ♦ e ,-,,, ,.".,,,- . ... , .... . „... • .., _ ...... ...11-- i ... LOT 5 ► ` re .4 ., I t ' 1 4 57 C , 1 ?- , a .., t -> ., i 1- - "� t +..� ' Pi ,! r l _._ r.w w 1 - r ' -- -1. Af s D -- dam .r.. ' ..,..-Ni ,. t , r= err.. mew MO F W e R n w.w.e4a ae, For the Notch property development we are proposing a cul -de -sac with a total length of 1740 -feet. County ordinances state a maximum length of 1320 -feet. This requires us to request a variance of 420 - feet. We request the variance based on the following reasons: 1. There are multiple cul -de -sacs and dead -end roads to the north of 320 Street. A proposed cul- de -sac fits in with the area. 2. The proposed cul -de -sac length is similar to existing cul -de -sacs in the area. 93 Avenue has a total length of 1760 -feet. 91 Avenue currently has no exit. The maximum length dead -end length on 91 is ^'4700 -feet. Even if Nuthatch Road is extended, that still leaves a total cul -de- sac length of 1700 -feet from there to the west end of Narcissus Road because this area is fully developed. 3. The additional length allows the southern Tots to fit radially around the cul -de -sac. If the cul -de- sac is shifted north these southern lots would require narrow slivers of property to be extended to the right -of -way. The Tots with odd shaped slivers for access are known as "flag lots" and it has been our experience in the past that the county prefers to avoid these types of lots. 4. In order to avoid the existing natural features (wetlands and trees) and also to meet the proposed setback requirements from wetlands and lot lines, lots such as 5 and 6 will have the house pads placed deeper into the lot rather then up close to the right -of -way. These pad locations will not change if the cul -de -sac is shortened to ordinance length. Rather, the driveway length would need to be extended the 420 -feet. Typical driveways are only 12 -feet in length. From a safety standpoint, emergency vehicles would have an easier time accessing these Tots from 420 -feet of 20+ foot wide road with a 60+ foot wide right -of -way rather than an additional 420 -feet 12 -foot wide driveway in a narrow corridor with, more than likely, trees encroaching on the driveway. 5. The overall safety and privacy component of a cul -de -sac is a major benefit and will directly reflect the salability of these Tots. We expect higher end homes to be built on these Tots, and the cul -de -sac safety, privacy and overall function is very important to success of the development. RECEIVED JUL 16 Z012 ENVIRONMENTAL SERVICES COUNTY Of STEARNS Date Created: 7/17/2012 1 „..Y 4 Rassier -1 r T / r .,.i .-. now L ' ,' I 1 I P T, 1 s 1 — =� •- - --�-- WI i i l 11111�il11rp Urij F1viu !I 1 . �j� s • i ; `,W L':.: ,=-J 11201011 Joy t. ``al's ►1► '4 t • ' t1- -- 84 53736 0069 — •IIIIU► nuurf 11111111111•1111 •� ,;., SIMI 1 s MIME , ,. .. xi. �Urr MINIMINI __ _ ._ 9 c NE- > ” ; a tats .� �i * �° �I asue mg. NI 111ii my . Ina .s _M !i 1111 'NI— me i • a• u = . ,;i 1 cr 1 t Parcel ID 31.20623.0000 Alternate n/a Owner ROMAN L NOTCH REV Sec /Twp /Rng 3- 124 -29 ID Address TRUST Property 31486 COUNTY ROAD Class 2ANHGA-Agncultural Non - homestead - Non 29414 KIWI CT Address 2 HGA ST JOSEPH MN 56374 ST JOSEPH Acreage 104.66 District 3102 ST JOSEPH TWP 742 Brief Tax Description 104.66 A. E2NE4, S2SW4NE4 & S2SE4NW4 (Note: Not to be used on legal documents)