02-17-1998 Planning Packet - Laserfiche WebLink

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#2321-Sketch Plan January 14,1998 Page 2 2. 3. provide private intereior road access for all new lots created. Shared driveways serv ing two lots have sometimes ben allowed. 1 he currently proposed subdivision should ideally be served by one access point. There may be justification for allowing the two cul-de-sacs from a hardcover and functionality standpoint; a single access road may be difficult to develop due to the depth of the property and the intended creation of four relatively long and narrow lakeshore lots. Access will also need a Hennepin County Dept, of Public Works permit. Lot 8 should not be allowed a separate driveway access to Old Crystal Bay Road but should be served by an interior road. Also see City Engineer's comments, Exhibit J. Lot AreaAVidth Standards: All lots as proposed meet the 2.0 acre minimum lot area standard of the LR-1A District. All lots except Lot 3 meet the required 200’ width, measured by definition in a straight line at the shoreline and at the 75' setback line. Lot 3 is only 168' at the shoreline and just meets the 200' width at the 75' setback. Total shoreline width is 870', allowing just four lakeshore lots to be created from this site. While Lots 4 and 7 meet the 200’ width at shoreline and at 75 ’ setback. Lot 4 has a 'functional width' at the probable building site of only 150 ’, and that of Lot 7 is only 145'. This may be limiting for house placement when the 30' side setbacks are accounted for. The angle of the existing property boundaries with the shoreline makes it difficult to lay out 4 lakeshore lots that have any flexibility, and topographically the tendency may be to place homes overlooking the neighbor's yard to gain the best lake views, similar to what we see along the east side of Tonkawa Road. Exhibit H depicts the buildable envelopes for each lot, taking into account the lot line setbacks and bluff or lakeshore setbacks. The septic sites have not yet been laid out for each lot. On-Site Sewage Treatment: Septic site locations will be very limiting. The septic testing information provided to date is inadequate to define individual system types and locations. Based on the Hayden and Lester loam soils mapped for this property, typically at least 80% of the systems will have to be mounds. According to Septic System Inspector Steve Weckman, a number of sites which will likely need mound systems do not meet the 6% slope limitation (See Exhibit C). The applicant ’s site evaluator did not contact the City prior to starting work, which could have avoided this problem. More septic testing detail is needed to confirm usefulness of sites tested. It is likely that some lot lines will need to be revised, and possible that 8 lots may not be feasible. For instance, the tested sites for Lot 6 leave very little useful area within the allowable buildable envelope when bluff setback is accounted for.