08-17-2015 Planning Commission Packet

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15-3770 August 12,2015 Page 2 of 5 Conformity with the Orano 2030 Community Management Plan Update The proposed 2-lot subdivision appears to be in conformity with the guiding of this area for single family rural residential development at a density of 1 unit per 5 dry buiida.ble acres. Conformity with Zoning District Lot Reqe�irements The property is in the RR-lA,Rura1 Residential District,whi.ch ailows for single family residential uses with a minimum lot size of 5 dry buildable acres. Both proposed lots contain the requ.ired minimum of 5.0 acres of dry buildable land, and ea.ch include at least 2.0 acres contiguous with the proposed building site. Relationship to Surrounding Development The proposed single-family deveiopment with 5-plus acre lot sizes is consistent with existing development in the surrounding neighborhood. Developed single faxnily lots surround this site on the west,south and east;an undeveloped 10-acre pazcel is to the immediate north. While a majority of the surrounding properties are nominally 5 acres in area, a very small 0.4 acre lot with existiztg home(480 Urchard Park Road}abuts a westerly corner of the property. GeneraI Site Characteristics The property includes a considerable amount of delineated wetland in 4 distinct basins, scattered aznong low hills. Most of the property is open fields,wi.th scattered trees near the homestead and along wetland edges. The property coz�.sists of parts or all of 5 existing lots originally platted in 1914. The plat of Orchard Park contained 16 Iots, and was surrounded on all 4 sides by a 33' platted road right-of-way. Only the westerly segment of road has ever been developed for public use, as Orchard Park Road, although County Road 6 has long bisected the northerly tier of lots. The southerly 33' r-o-w was privately developed for use as a driveway to serve Lot 8(420 Oz�chard Park Road) in 2002. Lot Layout and Lot Standards The property currently consists of a single 23-acre parcel with a home, detached garage and a number of other accessory structures. Proposed Lots 1 and 2 shown on the survey are both quite irregulazly shaped, apparently due to the odd property shape,the location of wetlands, a.nd�izl order to contain sufficient dry bu.ildable acreage while establishing desirable homesites and incorporating suitable sites for on-site sewage treatment systems. According to the RR-1 A Zoning District standards aIl of the lots must meet a 300' width requirement at the road frontage as well as at the 100 foot principal building setback. The individual lots and outlots aze described as follows: Lot 1, Block.l: This lot is shown as having 1U.6� total acres of which 5.26 acres is dry builda.ble. The lot is oddly configured to include approximately 3.2 acres of dry buildable with the proposed residence north of the large wetland, and the remaining dry land within a wedge-shaped parcel north of �utlot B. Contiguity between these two portions of Lot 1 is provided by a narrow neck scaling to approximately 10 feet. This is perhaps tb�e most convoluted layout s�taff has seen in a proposed subdivision, but it does accomplish the minimum acreage requirement. Technically, the front lot line is the frontage along Orchard Pazk Road, and at the required 100' setback, the defined lot width is approximately 110 feet, requiring a lot width variance.