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FILE #LA19-102 February 18, 2020 Page 2 of 3 to the front lot line, at the building setback line. Lots abutting a lake or tributary (lots 3, 4, and 5) are measured at the OHWL and at the building setback line. Lot 1 is a corner lot, with frontage on both Orono Orchard Road and the new road. The ordinance requires a width measurement at the narrowest frontage, Orono Orchard Road. Gross area Buildable Area (acres) Width (feet) Adjusted width (feet) Lot 1 2.19 2.07 21 200+* *removing OOR frontage Lot 2 8.17 2.3 132 Lot 3 3.53 2.53 200+ Lot abutting tributary Lot 4 7.84 2.01 200+ Lot abutting tributary Lot 5 16.72 2 200+ Lot abutting tributary The applicant’s engineers have provided documentation suggesting that all lots meet the 2.0 acre dry buildable requirements. Buildable area is shown in gray on Exhibit C. Lots. Septic sites have not been verified for the proposed lots. Additional analysis follows: Lot 1. Most of Lot 1 is buildable, though a wetland and its buffer dominates the buildable area. However, the lot appears to include adequate area for a house pad. The width of Lot 1 does not meet the strict requirements written in the ordinance. However, if an outlot is added (for a future entrance monument or similar feature) between lot 1 and Orono Orchard Road, removing this frontage from Lot 1, Lot 1 will meet the requirement. Lot 2. About 30% of lot 2 is buildable, with the balance being a large wetland. There appear to be some steep slopes on the property, limiting building sites. The Planning Commission should discuss whether the buildable area (in gray_ on the sketch plan represents contiguous area. There does appear to be adequate space for home construction. Lot 2 cannot meet the width requirement at the current configuration. Lengthening the road to increase frontage for lot 2 may correct the issue. Lot 3. Lot 3 represents the most challenging lot for future building, given the scale of home anticipated, and the limited building area. The northern edge of the lot is a tributary, Long Lake Creek. An existing sanitary sewer easement runs through the property. Lot 3 also contains a small wetland, in addition to a portion of the larger wetland on the west side of the property. The buildable area for Lot 3 is minimal. Due to the sanitary sewer easement and the tributary setbacks, the house will likely be forced to the south of the easement, where the buildable envelope is approximately 90 feet wide, including the side yard setback of 30 feet. Lot 4. Lot 4 is a large lot, with about 75% in wetland. There appears to be adequate area for a house pad on generally flat ground.