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15-3731 ' � � <br /> May 13,2015 <br /> Page 2 of 5 <br /> layout, the proposed new easterly lot contains less than 2.0 acres north of the creek/wetland that <br /> traverses the property from west to east. The easterly 2/3 of the property is within the Shoreland <br /> Overlay District. <br /> Relationship to Surrounding Development <br /> The proposed single-family use is consistent with existing development in the surrounding <br /> neighborhood. Lazge single family lots surround this site on the east, west and south. Across <br /> West Branch Road to the narth aze two smaller developed lots in the range of 1 acre each, which <br /> abut the Lakeview golf course property that is being subdivided with average lot sizes exceeding <br /> 2 acres. <br /> General Site Characteristics <br /> The property abuts a creek that enters the site at the northwest corner ot the property, winds its <br /> way through the southerly portion of the site, then exits to the east where it soQn enters Forest <br /> Lake Bay of Lake Minnetonka.. The survey reflects delineated wetland that extends outside the <br /> defined drainage easement which was dedicated when the property was uutially platted as Gary <br /> Lindgren Addition in 1982. This is not surprising, as the current method for defining wetland <br /> boundazies was not yet established in 1982. <br /> The creek separa�es the dry buildable Iand at the southeast corner of the site from the remaining <br /> property. At this point the wetland is delineated at approximately 50 feet in width. It would be <br /> inconsistent with past City practice to a11ow the land south of tUe creek to be considered as <br /> contiguous with the land north of the creek. The property also contai�s areas of steep slopes <br /> exceeding 2Q%. Other than directly around the house,the upland areas of the site are wooded. <br /> Lot Layout and Lot Standards <br /> The properry includes a single-family home consiructed iun 1.9iS6. In each layout version, the <br /> existing house will remain on Lot 1 and a new home would be proposed £urther east on I,ot 2. <br /> Both lots would be accessed via West Branch Road (CR151) and it is likely that due to <br /> topographic constraints, both lots would share the existing driveway access in either Layout A or <br /> B, requiring in exther case an easement between property owners. Both lots would be served <br /> with private wells and septic systems. Septic testing has not yet been conducted to determine <br /> whether primary and alternate sites exist and how this would affect home placement. <br /> Layout Option A proposes a fairly rectangular-sha�ed easterly lot with its west l�ine exactly 30 <br /> feet from the existing house on proposed Lot 1. Required septic drainf eld setback from the <br /> we�Iand boundaries is 50 feet; and required structure setback is 35' from wetlands, or MCWD <br /> required buffer plus 10 feet, whichever is greater. The individual lots lay out as follows: <br /> Lot 1: This lot contains the existiaag residence and the proposed boundary with Lot 2leaves <br /> exactly the 30' minimum required setback to the house. There is an exi.sting mound <br /> system just west of the house, and an alternate drainfield site would have to be tested. <br /> According to City records the existing well is to the northeast of the gazage and <br /> would have to be verified as meeting required lot line setbacks. <br /> The survey indicates that pxoposed Lot 1 contains 6.39 aeres in total of wh�ich 2.48 <br /> acres is dry (all contiguous) and 3.91 acxes is wetland. A majority of the existing <br />