Update on Pine Ridge Development Proposal Located at 18045 Nowthen Blvd NW; Case of Gerald Wayne Davis

The purpose of this case is to provide a brief update on the proposed Pine Ridge Plat generally located south of County Road 64 and east of County Road 5.  When the Sketch Plan was reviewed in May of this year, the Applicant was directed to extend the length of the proposed cul-de-sac, which was initially proposed to be 600 feet in length, in an attempt to provide the required minimum lot frontage for the two eastern most lots.  An updated plan has been submitted which includes an extended cul-de-sac (810 feet) that allowed the Applicant to squared up the lot lines to provide more regularly shaped lots but did not result in the required 200 feet of lot width for either of the two lots.  The Sketch Plan showed each of these lots having 100 feet of frontage, with the revised configuration, the lots have 190 feet and 144 feet of frontage.

As this is just an update, no notification is required.  Staff will attempt to notify all Property Owners within 700 feet of the Subject Property via Standard US Mail regarding the required Public Hearing for the Preliminary Plat and Variance requests  (next stage).

The updated plans differ from the Sketch Plan in several ways.  First, as was discussed above, the cul-de-sac length was extended to 810 feet in an attempt to provide more road frontage for Lots 3 & 4.  The reconfiguration of lots also provides for much more geometrically desirable (regularly shaped) lots.  The northern twenty-six (26) acres (approximate), which was the site of an old farm house that is in the process of being removed, had been shown initially as Lot 7 and is now proposed to be exempt from the plat.  This exemption is permissible due to the acreage and will reduce certain costs for the Applicant (wetland delineation, tree inventory, etc).  All lots appear to meet the bulk standard requirements regarding lot area and density and Lots 1-2 and 5-6 have the required road frontage.  The road frontage for Lots 3-4 were greatly improved with the additional length of the cul-de-sac, but will still require a variance to the lot width requirement.

Again, the purpose of this case is to provide the Planning Commission with an update regarding this proposed plat.  The Applicant attempted to address the issue of lot width by extending the length of the cul-de-sac, at the direction of the Planning Commission.  This has resulted in more regularly shaped lots, but did not eliminate the need for the variance to lot width. 

All costs associated with processing the Application are the responsibility of the Applicant.

While no formal action is required, Staff would recommend that the Applicant proceed with preparing the Preliminary Plat and application for a variance to both cul-de-sac length and lot frontage for Lots 3-4.

No specific action is needed; however, this is an opportunity for the Planning Commission to provide feedback on the updated plan prior to formal review of the Preliminary Plat and Variance at the August meeting.