09-22-1997 Council Packet - Laserfiche WebLink

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r -B-, Zoning File #2279 August 14, 1997 Page 4 Road Issues: The primary reason for proposed Outlot B as a road rather than a driveway Outlot, is to avoid the back lot 150% area requirement which could not be met by Lot 2 if Outlot B was merely a 30' driveway corridor. A secondary reason is that the 150% setback requirements for a back lot would have a major impact on Lots 1 and 2. The result, however, is that Outlot B not only destroys a potential drainfield site for Lot 4 (which would likely have been eliminated with a narrower Outlot regardless) but also places a major road and cul- de-sac very near the existing house to the southwest which exists on a substandard lot. If Outlot B serves Lots 1,2 and 4, under City codes and consistent practice it is required to be platted as a road rather than a driveway. The concern about access safety for Lyman Avenue in general would be somewhat decreased by having all new lots access from Outlot B. The paved portion of Lyman Avenue stops just west of Outlot A, and from there eastward this private road serves Whitehead's existing residence and 4 other existing homes, plus 1 potential buildable vacant lot. The City Engineer during the sketch plan review noted that the Lyman Avenue pavement is significantly narrower than the minimum 24' paved width standard for a private road, and recommended that the developer be responsible for upgrading Lyman Avenue to private street standards from Smith Avenue to the driveway location of Lot 3, where he suggested construction of a cul-de-sac. The difficulty with that is that applicants do not own the property at that location. Stormwater/Wetlands: Applicant has provided a hydrology narrative indicating that there will be no change in flow pattern for the site. Basin E, which is a pond excavated at a low point in the topography, is proposed to be enlarged to become a NURP pond to treat runoff from the proposed Outlot B cul-de-sac. The hydrology information has been submitted to the City Engineer for review and comment. A summary wetlands delineation report has been attached to the boundary and topographic survey, but the full report has not been submitted, and is required. Proposed Lot Nuances: Lot 1 - Nearly half of the total area of Lot 1 is wetland basin A located at the base of a 15-20' high slope. This provides a location for a walkout residence which would meet the required setbacks. A 50' side setback is proposed at the south end to provide extra buffer to the neighbor. The drainfield sites shown on the preliminary plat are very close to wetland Basin C which is a temporarily flooded Type I forest wetland of minor consequence. The applicants request a setback variance for both primary and alternate drainfield sites for this lot. The septic sites as drawn do not match the site evaluator's report. Lot 2 - Lot 2 will require a driveway of approximately 400' in length past the end of the cul-