LA19-84 ExB PC Memo - Laserfiche WebLink

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FILE # LA19-000084 November 18, 2019 Page 2 of 4 As a sketch plan review, any comments or suggestions to the applicants are non-binding but will be extremely helpful as the project moves forward. Analysis The main change from the proposal last fall is the introduction of an extension to Baldur Park Road and a cul de sac. Baldur Park Road is currently a public road, and the applicant has indicated that the proposed extension will be also. There is no room to construct a cul de sac at the current northern end of the existing Baldur Park Road. The property is currently zoned LR-1C and guided for Urban Low Density Residential in the Comprehensive Plan. The application does not propose a change to either document, and pending further refined plans, is anticipated to conform. Lot Area. The subdivision code defines lot area as: In urban areas served by sanitary sewer, each lot must contain contiguous dry buildable land equal to the minimum areas as prescribed in chapter 78 or half-acre, whichever is less (exclusive of public and private rights-of-way, vehicular or pedestrian easements, surface areas below the ordinary high water mark of any surface water wetlands or areas at or below the floodplain elevation for a specific property), and have legal access to the building site without encroachment of a wetland or floodplain area. Each lot created must be 0.5 acres and 100 feet of width. Since these are lake lots, the width is measured at the lake and 75 feet back. The lots appear to meet the width requirement, but not the lot area. Additionally, the lots will require variances from the lakeyard prior to construction. The revised proposal, attached as Exhibit B provides solutions to the floodplain issues identified below. However, these solutions decrease the lot area, resulting in lots less that Code standards. A variance will be necessary. Required area Gross area Defined area Lot 1 21,780 16,954 7,814 Lot 2 21,780 14,526 7,590 Based on the lot area issues, it appears that the subject 2 lots could be combined into one buildable lot, and a second (or third) buildable lot be created further toward the point. The provision of a cul de sac supports this future development. Floodplain. The plans reflect a cut and fill proposal to create building pads out of the floodplain by creating additional floodplain. This process will need to formally be approved via a Conditional Use Permit. The MCWD has provided comments based on the current plan. Additionally, MCWD comments based on preliminary review of the 2018 plan remain relevant, both are attached as Exhibit E. It appears the solution is approvable.