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FILE # 18-3994 16 Jan 2018 Page 3 of 6 Proposed Lot 2: Proposed Lot 2 will be the western lot, and have 100 feet of frontage on Northern Avenue. It will have a total of 0.52 dry acres; only 0.35 acre are contiguous. This lot contains a 0.42 acre portion of the wetland and the dry acreage is noncontiguous. The buildable area, including the additional flexibility requested for a 20 foot front yard setback, will be approximately 85 feet deep by 80 feet wide. MCWD-approved buffer averaging will result in a wider wetland buffer on Lot 2 than on Lot 3 to accommodate a reasonable building envelope; the buffer on the northern portion of the lot will be approximately 45 -feet in width. The remaining wetland and LR -1C setbacks will be met. Proposed Lot 3: Proposed Lot 3 will be the eastern lot, and have 113 feet of frontage on Northern Avenue. This lot contains a 0.28 acre portion of the wetland; 0.30 acre contiguous area; and 0.53 acres of dry acreage is noncontiguous. MCWD-approved buffer averaging will result in a 15 foot wide wetland buffer on Lot 3 to accommodate a reasonable building envelope; the buffer on the northern portion of the lot will be approximately 45 -feet in width. The buildable area, including the additional flexibility requested for a 20 foot front yard setback, will be approximately 70 feet deep by 84 feet wide. The remaining wetland and LR -1C setbacks will be met. Relationship to Surrounding Development Except for the Kingdom Hall property on Togo Road, development in the neighborhood bounded by Northern Avenue on the south, Togo Road on the north, the northerly extension of Blaine Avenue on the east and the Spring Park border on the west is single family residential. The proposed subdivision is generally consistent in lot areas and front setbacks with the existing single family development in the surrounding neighborhood. Road/Right-of-Way Dedication: A 20 foot right-of-way dedication is shown along both Togo Road and Northern Avenue. Northern Avenue was originally created as part of the plat of Townsite of Langdon Park in 1893, being 66 feet in width adjacent to the north boundary of the 100 -foot wide Great Northern Railroad right -of way. In 1912, Northern Avenue was vacated by the town board for unknown reasons. Today, Northern Avenue exists as a 20 foot paved width public road half on the railroad right-of-way and half on the adjoining properties. As part of the plat of Southview Estates in 1983, the City was able to recover a 30 foot corridor near the western end of the vacated right-of-way. Since then, the Hennepin County Regional Rail Authority has acquired the railroad right-of-way and has a recent history of attempting to eliminate encroachments on its potential commuter/light rail corridors. With half of Northern Avenue's traveled road on the railroad right-of-way, it is in the City's interest (and by extension, area residents) to regain the necessary right-of-way outside the rail corridor for potential relocation of Northern Avenue should the need arise. Property subdivision is one of the few opportunities the City has to acquire necessary road rights-of-way. Guidance is provided in the Subdivision Code Section 82-281(2) as follows: 82-281(2) Rights-of-way. Rights -of --way shall be in accordance with the following performance standard: