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Zoning File #1366 <br />January 13, 1989 <br />Page 3 of 3 <br />best. Staff would suggest that a stipulation be placed on the property <br />that no principal residence structures may be constructed within Outlet A, <br />and Planning Commission may wish to consider whether accessory structures <br />should be allowed on Outlet A. <br />Regarding septic testing, the total parcel will be greater than 5 <br />acres in area, hence technically septic testing is not required. The 2.44 <br />acre parcel north of the Luce Line is essentially a 2 acre lot, and it <br />would be highly unlikely to have the septic system serving a house on Lot 2 <br />be on the south side of the Luce Line. The applicant has attempted to do <br />soil testing this winter, however his site evaluator has indicated that the <br />ground was too frozen to test. The Hennepin County Soils Map indicates <br />areas of Lerdal and Kilkenny soils over most of the area of Lot 2, both of <br />which are normally suitable for mound-type systems. Slopes on the south <br />side of the Luce Line would generally prohibit mound systems. The site <br />evaluator has indicated that he feels that there are a number of suitable <br />sites for mound systems within the proposed Lot 2 boundaries. Testing <br />would certainly be required before a permit for a house would be issued. <br />However, staff is comfortable in going forward with this subdivision <br />without requiring full percolation testing. <br />Staff Recommendation - <br />Staff recommends approval of the preliminary subdivision for Loren <br />Butterfield, subject to the following conditions: <br />1. A special lot combination resolution shall be filed for Lot 2 and <br />Outlot A, specifying that the 2 parcels must be sold as a unit. <br />2. Likewise, a special lot combination for Lot 1 and Outlot B should <br />be required. <br />3. Outlot C shall act as a private driveway access serving Lot 2. <br />The owner of Lot 1 shall remain the owner of Outlot C as a condition <br />of the subdivision approval, due to the proximity of Outlot C to <br />existing buildings on Lot 1. An access easement over Outlot C granted <br />to Lot 2 shall be executed by the owner of Lot 1 and Outlot C. <br />4. The driveway access where Outlot C intersects with Watertown Road <br />shall be upgraded per the recommendations of the City Engineer to <br />provide a perpendicular, flat access entrance. <br />5. A 9' variance is granted for setbacks to the east line of Lot 1 <br />for the existing greenhouse buildings. The setback normally required <br />for those structures would be 10' from the side lot line. <br />6. The applicant is advised that any future subdivision of Lot 1 may <br />require a widened outlot and cul-de-sac, since a subdivision would <br />create a potential for as many as 3 residences being served by a <br />single access road. Applicant is further advised that it is the <br />City's policy to consolidate accesses when feasible, for safety <br />purposes. <br />7. Septic testing will not be required for the proposed building site <br />until such time that a building permit is applied for, since the <br />property in question exceeds 5 total dry acres in area.