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5) The proposed driveway location potentially would result in the need to remove one or more trees greater than 6" in diameter within the 0-7 5' protection zone. 6) The proposed driveway location is over an existing municipal sewer manhole currently located outside the traveled driveway area. 7) The City needs an area in which to maneuver snowplows and/or other maintenance equipment at the end of Baldur Park Road. Snow storage area is also necessary. The most efficient way to meet these needs for the long term would be development of a cul- de-sac, loop or "T" turnaround, probably within or near Lots 21-22. 8) Based on surveys on file, the traveled, paved roadway of Baldur Park Road is partially within the adjacent private properties as far south as Lot 17, or about 200' south of the Wingerd property. The road likely extends into these properties via prescription, as staff is unaware of any roadway dedication for these lots. There are no viable options for relocating the road into the dedicated right-of-way given the proximity to the lake. Similarly, the ability to increase the width of the paved road beyond its existing 12'-14' width beginning around Lot 17 is hindered by lack of usable dedicated corridor width. 9) Mr. Puzak's proposal suggests that the Wingerds could purchase portions of Lots 21 and 22 east of the proposed relocated driveway. The Wingerds have apparently not indicated an interest in doing so. While the concept of adding acreage to a substandard lot to make it conforming in area has merit, the City has not forced this issue except when adjacent properties are in common ownership. A 1983 study of the LR-lC zone found that 2/3 of the 631 properties in the LR-1 C zone were smaller than the half-acre requirement. Since the early 1980s staff has anticipated that access and turnaround issues for the north end of Baldur Park Road would eventually be resolved when the Puzak properties are redeveloped. A proposed plat which received preliminary approval in 1982 (Resolution No. 1415, attached) would have created a cul-de-sac within Lots 21 and 22. That plat never went forward, nor has that property been further developed. Despite the issues noted above with regard to hardcover, wetlands, floodplain, stormwater management, trees, etc. the idea of a cul-de-sac or turnaround at that location still may have merit for future discussion.