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Zoning Files #2279/2280 <br />September 11, 1997 <br />Page 2 <br />A. Outlets <br />Outlet A is proposed as a 20' buffer outlet to protect the interests of the existing house at 1290 <br />Lyman Avenue. Outlet B is shown as a driveway outlet primarily serving Lot 1, but also potentially <br />serving as driveway access for the residence on Lot 2 as well as access to the rear of Lot 2. <br />The use of these outlets rather than a cul-de-sac resolves a number of issues, but as configured, raises <br />a question regarding setbacks. Note that when Lot 1 abutted the cul-de-sac, it was not considered <br />a back lot. Under the revised configuration using Outlet B for access. Lot I is a back lot and is <br />subject to the provisions of subdivision code Section 11.31, Subd. 5(C) (see Exhibit G). That code <br />section has standards regarding applicability, dimensional standards for back lots, access <br />requirements and screening requirements. The proposed division appears to meet those standards <br />as described in Exhibit F, a comparison of the proposed lot with the standards (Please review!). <br />Based on the rather complex discussion of Exhibit F, staff would suggest that the proposal as <br />presented generally meets the intent of the back lot ordinance. The following specific variances, <br />findings and conditions seem appropriate: <br />1. <br />2. <br />3. <br />4. <br />Find that Outlot A provides the buffer required between Outlot B and the neighboring <br />adjacent residence, and do not requirethat the two outlots be combined, finding that <br />keeping this as a separate outlot provided a greater likelyhood that Outlot A will <br />continue to function as a buffer, by placing certain covenant restrictions on its use. <br />Grant a variance to allow a 50' fi'ont setback instead of the required 75' for Lot 1 's east <br />lot line, based on the configuration of this specific back lot related to Lot 2. <br />A driveway design for Outlot 3 to be provided prior to final plat approval to ensure <br />no drainage impact on the neighboring property, and to show the retaining walls <br />needed. <br />Screening to be required at appropriate locations at the southeast comer of L 11 to <br />avoid headlight impacts to adjacent property. <br />Tree/Screening Inventoiy <br />Please review the information submitted by the applicant from Dundee Landscape Nursery. That <br />information includes a hst of plant material, varieties and sizes, with a general description of their <br />location. Pagel defines the trees that would need to be removed to construct a new driveway to the <br />existing home within the easterly bouiidary of Lot 3. Page 2 describes the existing screening <br />vegetation within the area to be platted us Cctlot A.