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� ' 15-3734 <br /> May 14,2015 <br /> Page 3 of 5 <br /> Lot 4• This Iot is proposed with 2.00 acres dry buildable plus 1.3 acres of wetland in <br /> the northeast portion. The lot abuts the proposed cul-de-sac with a width of <br /> about 60' at the front lot line, l 50' at the 50' setback, and 207' at the proposed <br /> line of the house site. This is not unusual for a cul-de-sac situation in the rural <br /> area. It appears building setbacks can reasona.bly be met with a horne on this <br /> ProPen3'• <br /> Lot 5. Lot S contains the existing residence addressed as 350 Stubbs Bay Road, and <br /> has its driveway access to Stubbs Bay Road. Whether this residence will <br /> abandon the existing driveway and access from the new private road is a point <br /> for di�scussion, although there may not be a strong argument either way. The <br /> applicant resides in this home. Lot 5 cantains wetlxnd to the north and east <br /> plus a small pond to the northwest. Dry buildable are is shown as 2.b8 acres <br /> with 3.8 additional acres in wetland and pond. Based on sketches on file and <br /> airphoto review, it appears the existing septic system dxa.infield znay be <br /> bisected by the proposed lot line with Lot 4. It would appear wi#hout the <br /> benefit of additional data that issues with primary and altemate septic sites <br /> could be a problem for this lot. <br /> Lot 6: Lot 6 is shaped as a nearly equilateral triangle, abutting the cul-de-sac at the <br /> southeast corner and abutting wetland along its northwest border. With a dry <br /> buildable area of 2.00 acres and Q.66 acres of wetland, the shape of the site, the <br /> low topography, and the wetlancis will potentially make it difficult to locate a <br /> house and septic systems. <br /> Lot 7: Lot 7 has exactly 2.00 acres of dry buildable, but a 0.56 acre finger of wetland <br /> extending through the lot from the northwest is likely to make it difficult to <br /> locate a house and two septic sites. The westerly 2/3 of the site is wooded <br /> while the east 1/3 is open. <br /> Staff would suggest that a careful review by the applicant and his consultants should be had <br /> regarding whether Lots S-G-7 should be reorganized into two lots rather than three. As <br /> atways,the devil is in the details. <br /> The portion of the property not being subdivided to create buildi.ng sites should be platted as an <br /> autlot unless the applicant intends to make it a building site. If platted as an outlot, it wiil not be <br /> buildable until or unless it is replatted as a Lat. If platted as a Lot, it must be septic tested now <br /> and will now be subject to tkae Starmwater & Drainage Trunk Fee and Park Dedication Fee. If <br /> applicant wishes to have it combined with the residence pazcel at 220 Stubbs Bay Road North, <br /> such combination would have to be a condition of plat approval to avoid the Stormwater and <br /> Park fees. <br /> Road Layaut and Standards <br /> While the property abuts Stubbs Bay Road North, the proposed building sites are more than. 300 <br /> £eet from that road, and proposed ta be accessed via an extension af Kintyre Lane. The City's <br /> standard for maximum length of a cul-de-sac road is 1004 feet. Kintyre lane as it currently exists <br /> is 90Q feet in length, and the proposed extension of 650 feet would bring it to 1550 feet. While <br />