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FILE # 18-3994 <br />16 Jan 2018 <br />Page 2 of 6 <br />reflects additional flexibility requested in reduced front yard setbacks for Lots 2 and 3 off of <br />Northern Avenue. The preliminary plat drawing illustrates the proposed building pad areas for <br />all three lots. It does not appear that the contiguous acreage standard can be met for Lots 2 and <br />3. The LR -1C side and rear yard setbacks will be met; all lots provide the minimum 100 -foot lot <br />width measured at the front setback. <br />Lot Areas Proposed: <br />General Site Characteristics <br />This wooded site with somewhat bowl -shaped topography due to the 0.71 acre centrally - <br />located wetland. There is an existing home and detached garage located in the northern portion <br />of the property, which may remain following the subdivision; the setbacks are met. There is an <br />existing 20 foot drainage and utility easement on the eastern property line accommodating an <br />existing sewer line. <br />The Conservation Design Report by Jacobson Environmental (see Exhibit H) provides a more <br />detailed overview of the natural site characteristics. Planning Commission should review the <br />Report and discuss with the applicant his plans for adhering to the recommended provisions for <br />site management. Tree preservation within the site will be primarily the areas immediately <br />abutting the wetland. The Report recommends reed canary grass and buckthorn removals <br />throughout the southern portion of the property. Removals within the wetland buffer areas <br />should be restored according to the MCWD's planting requirements. <br />Hardcover Allotment and Tier Assignment. The entire property is within Hardcover Tier 3 <br />allowing 35% impervious surface. Per the tier assignment methodology established in 78-1701, <br />all proposed lots will remain within Tier 3. Hardcover calculations should be provided by the <br />developer to confirm that each lot can be developed well within the hardcover limitation of <br />35%. Each of the lots are subject to a 20% structural coverage limitation. <br />H �.UII I[IIdIy ICVICW UI CdL.11 UI L11U P1UPU.,CU IUL5 15 dN IUI IUWN. <br />Proposed Lot 1: Proposed Lot 1 will have just over % acre in dry, contiguous area and will <br />have 123 feet of frontage on Togo Road. This lot contains an existing <br />house and detached garage. This lot will conform to the LR -1C setbacks of <br />30 feet on the front; 10 feet on the sides; and 30 feet on the rear. The <br />buildable envelope is reasonable with an approximate 120 foot by 93 foot <br />buildable area. <br />Wetland <br />Dry Buildable <br />Contiguous, Dry <br />Total <br />3635 Togo <br />Road Existing <br />0.71 acre / <br />30,875 s.f. * <br />1.73 acre / <br />75,392 s.f. <br />North 0.98 acre/ 42,686 s.f. <br />South 0.75 acre / 32,709 s.f. <br />2.44 acres / 106,267 s.f. <br />Lot 1 <br />NA <br />0.51 acre / <br />22,337 s.f. <br />0.51 acre / 22,337 s.f. <br />0.51 acre / 22,337 s.f. <br />Lot 2 <br />0.42 acre <br />0.52 acre / <br />22,870 s.f. <br />0.35 acre / 15,355 s.f. <br />0.94 acres / 41,357 s.f. <br />Lot 3 <br />0.28 acre <br />0.53 acre / <br />23,437 s.f. <br />0.30 acre / 13,071 s.f. <br />0.82 acre / 35,822 s.f. <br />Northern Avenue ROW Dedication <br />0.098 acre / 4,283.6 s.f. <br />Togo Road ROW Dedication <br />0.056 acre / 2,468 s.f. <br />General Site Characteristics <br />This wooded site with somewhat bowl -shaped topography due to the 0.71 acre centrally - <br />located wetland. There is an existing home and detached garage located in the northern portion <br />of the property, which may remain following the subdivision; the setbacks are met. There is an <br />existing 20 foot drainage and utility easement on the eastern property line accommodating an <br />existing sewer line. <br />The Conservation Design Report by Jacobson Environmental (see Exhibit H) provides a more <br />detailed overview of the natural site characteristics. Planning Commission should review the <br />Report and discuss with the applicant his plans for adhering to the recommended provisions for <br />site management. Tree preservation within the site will be primarily the areas immediately <br />abutting the wetland. The Report recommends reed canary grass and buckthorn removals <br />throughout the southern portion of the property. Removals within the wetland buffer areas <br />should be restored according to the MCWD's planting requirements. <br />Hardcover Allotment and Tier Assignment. The entire property is within Hardcover Tier 3 <br />allowing 35% impervious surface. Per the tier assignment methodology established in 78-1701, <br />all proposed lots will remain within Tier 3. Hardcover calculations should be provided by the <br />developer to confirm that each lot can be developed well within the hardcover limitation of <br />35%. Each of the lots are subject to a 20% structural coverage limitation. <br />H �.UII I[IIdIy ICVICW UI CdL.11 UI L11U P1UPU.,CU IUL5 15 dN IUI IUWN. <br />Proposed Lot 1: Proposed Lot 1 will have just over % acre in dry, contiguous area and will <br />have 123 feet of frontage on Togo Road. This lot contains an existing <br />house and detached garage. This lot will conform to the LR -1C setbacks of <br />30 feet on the front; 10 feet on the sides; and 30 feet on the rear. The <br />buildable envelope is reasonable with an approximate 120 foot by 93 foot <br />buildable area. <br />