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Subject: #14-3646, George Stickney o/b/o DNA Properties LLC, 1535 Bohns Point Road The applicant is requesting preliminary plat approval to permit creation of 2 lots on the 4.89 acre property. The proposed subdivision is in conformity with the guiding of this area as proposed development exceeds to the 1.0 acre dry-buildable, 140' width standards of the LR-lB Zoning District. The proposal is consistent with existing development in the surrounding neighborhood where the minimum lot size is one acre. The subject property is the largest property on Bohns Point. The surrounding properties on Bohns Point vary in size from 0.45 to 3 acres. Each proposed lot exceeds the minimum requirement of 1.0 acres of dry buildable land. The home on the site was removed in 2009 and the property is currently vacant. There are two sewer stubs serving the property. The property is situated on the west side of Bohns Point. Each of the proposed properties will have frontage on Bohns Point Road. Both lots are proposed to be served by City sewer and private water supply wells. Both of the suggested new building pad locations will meet the LR-18 district and shoreland setbacks. The proposed lots lay out as follows: Proposed Lot 1: Proposed Lot 2: Proposed Lot 1 will have 2.60 acres dry land. This lot is proposed to have 192± feet of frontage along the lake and 190 feet at the 75 foot setback. There is a sufficient buildable envelope available, and all of the required LR-lB district lot line setbacks and hardcover standards can be met. Lot 2 has 267 feet in width at the lake when measured in a straight line at the 929.4 OHWL contour, and ±270 feet in width at 75 foot setback from the lagoon. This lot is proposed to contain 2.30± dry acres in area. All required LR-lB setbacks and hardcover limitations can reasonably be met when this lot is developed with a new home. The property is less than 5 acres in area. Based on the property's size and the density proposed staff has determined that this project does not trigger the need for the developer to conduct and submit a conservation design plan. There are no proposed public improvements. However, the applicant has proposed a suggested grading plan which intends to establish a new base elevation for the properties. This new base elevation is to be considered a new existing grade for the purposes of height and number of stories determination. Utility Locations and Availability The subject property is located within the Metropolitan Urban Service Area (MUSA); sewer service is available to these properties. There are two existing sewer stubs currently serving the property; they are aligned in such a way that each of the proposed lots can utilize the existing stubs. Staff Recommendation The planning commission should discuss the details of the preliminary plat and take any public comments. The planning commission should discuss the proposed grading to create new "existing grades" specifically whether or not the proposed grades will tie into existing grades on neighboring properties in a manner that appears as natural and not contrived. Also, the Planning Commission should determine whether or not the suggested building pads will accommodate homes at an elevation and with a walk-out foundation style compatible with the adjacent properties. Staff recommends approval of the subdivision.