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I <br />«0S-3097 <br />April 18,2005 <br />Page 3 of6 <br />Street, the lot will be subject to the back-lot standards as an additional Fox Street access <br />solely for this lot would not be permitted. <br />All proposed lots appear to meet the minimum standards for lot area and width <br />established by the RR - 1B zoning district. It should be noted however, that lot S shows <br />wetlands labeled as “ditch wetlands ”. The area of these wetlands has not been deducted <br />from the 2.0S lot area proposed. The City is currently und' r a moratorium regarding <br />standards for wetlands and it is envisioned that these “ditch wetlands ” would be required <br />to be deducted from the lot area. This potentially eliminates this lot. <br />Lots 1-5 show proposed building pads which meet the required RR - IB .setbacks. <br />However, lot 6 is teing considered a back-lot and is therefore subject to the back-lot <br />standards, including 150% of the required setbacks. This would require 75' setbacks <br />from Fox Street and the new west lot line abutting the outlot. Variances would be <br />required in order to retain the guest house and staff would recommend that it be removed. <br />Road Layout and Standards <br />The proposed road corridor is 50 feet in width with a 100' diameter cul-de-sac as <br />required by the Subdivision Ordinance and the CMP for a local private road. Retaining <br />walls are shown on lots 1 and 4, which are necessary to due to the topography. The wall <br />on lot 1 appears to approach 4' in height and ths wall on lot 4 reaches 6* in height. All <br />retaining walls exceeding 4' in height will require an engineered design, or they must be <br />revised to be a tiered system. The standard paved width for this road would 28 feet <br />with a 50* diameter cul-de-sac. The City Engineer has yet to submit conunents regarding <br />the Road Plan and Profile. <br />The current access for proposed lot 6 (existing home) is located at the Fox Street frontage <br />of lot 1. This access must be eliminated as part of the platting process. From the private <br />road, lot 6 will be accessed through a 30* outlot in accordance with the back-lot <br />standards. Staff finds the proposed access to be acceptable; however lot 6 would be <br />considered a back-lot under this scenario. Also, the existing guest house has an access <br />ito Fox Street. As part of the platting process, this access should be eliminated as it <br />constitutes an unnecessary secondary access onto the public road and makes the guest <br />home functionally separated from the principal use. <br />Park/Trail Euement or Dedication Needed <br />The CMP indicates a future trail along Fox Street. The CMP has not indicated which <br />side of the road the trail is planned for but it does indicate the trail would be on the <br />shoulder or separated. In an effort to plan for the fu.ture construction of this trail, staff <br />would recommend that a 10* trail easement be considered for dedication along Fox Street <br />and that all setbacks shall be measured from the edge of the trail easement. In dedicating <br />a 10* trail easement along Fox Street within the applicant*s property and measuring <br />setbacks from the edge of that easement, the proposed building pad for lot 5 would need <br />to move 10* further south and the guest house becomes more non-conforming.