07-20-2015 Planning Commission Packet

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�� 15-3763 Juty 16,2015 Page 4 of e Lot 4: Lot 4 conta,ins a 3.3 total acz�es of which 1.29 acres is wetland, leaving 2.01 acres of dry buildable land. The lot abuts the proposed cul-de-sac with a width of about 70' at the front lot line and approximately 190' at the 50' setback line, widening at the proposed building site. This is not unusual for a cul-de-sac situation in the rural area, It appears building setbacks can reasonably be met wi#h a home on this properiy. Lvt S: Lot 5 contains 6.56 total acres, of which 3.87 acres is wetland, leaving 2.69 dry buildable acres. This lot contains the existing residence addressed as 350 Stubbs Bay Road, and currently has its driveway access to Stubbs $ay Road via an outlot that also shares a clriveway entrance to Stubbs Bay Road with the residence at 300 Stubbs. The applicant has suggested that the existing home rnay continue in use for the time being, but eventua.ily will be z'eplaced and at that time abandon its Stubbs Bay Road access and establish new access to the proposed cul-de-sac. The lot width at the cul-de-sac is less than 30', at the SQ' setback is about 60', and then widezxs out at approximately 1d0' from the cul-de-sac. Lot 5 contains fingers of wetland to the north and east. While dry buildable area is shown as 2.69 acres only abaut 1 acre is not encumbered by wetland buffers, and septic sites as proposed are pushed up tight against those buffers. $ased on sketches on file and airphoto review, it appears the existing septic system drainfield may be bisected by the proposed lot �.ne with Lot 4 -this needs to be confirtned, and if that is the case, is an issue to be resolved prior to final plat approval. Lot 6: Lot 6 contains 2.00 acres of dry buildable a.nd 0.55 acres of wetland. The lot width is approximately 35' at the cul-de-sac, 100' at the SQ' setback line, and doesn't reach 200' until nearly 150' from the cul-de-sac. Proposed septic drainfield sites appear to barely meet the required 50' separation between wetland boundaries and the deftned soil trea�nent area. Drainfield sites appeaz to be very low in the topography, within 2' vertically of the wetland elevation. Staff is not yet couvinced that this lot is viable. Lot 7: Lot 7 has exactly 2.12 acres of dry buildable, and 0.44 acre of wetland. The alternate septic site appears to encroach wi.thin 40 feet of the wetland where a 50' setback is required. The westerly 2/3 of the site is wooded while the east 1/3 is open. General Site Layout Observations Due to the proliferation of we#lands surrounding and within the properiy, all lots except for Lot 1 have their functionsl buildable areas significantly reduced by the establishment of wet�and buffers. The high number of septic sites bumping up against the depicted buffers at the nunimurn setbacks from the wetland boundaries is less than optimum and in some cases should be reconsidered. Road Layout and Standards While the property abuts Stubbs Bay Road North, the proposed building sites are more than 340 feet from that raad, and proposed ta be accessed via an extension of Kintyre Lane. The City's standard for maximum Iength of a cul-de-sac road is 1000 feet. The proposed road extension of approxunately 700 feet past the current terminus of Kintyre Lane results in a final combined road length of approximately 155Q feet contained within a 50-foot outlot and ending in a new cul-de- sac. While there are a number of private roads in the City extending well beyond 1000 feet, it has been City policy to establish corridors for possible future development of "thraugh roads" where that ability exists. Discussion at the sketch plan review as to whether a corridor should be dedicated from the proposed road, extending west to Stubbs Bay Road,resulted in no support for