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l. <br /> �s-3na <br /> August 12,2015 <br /> Page 3 of 8 <br /> General Site Characteristics <br /> The properiy slapes dawnward generally from a central high point toward Tanager Lake to the <br /> north, and to a lazge wetland in the so�th end. The north half of the property in which the three <br /> new building lots are proposed is heav�ily wooded and contains two defined bluff areas,one on Lot <br /> 3, and the other primarily on Lot 4. The existing residence sits above the bluffs,approximately 70' <br /> higher than Tanager Lake; below the bluffs where the proposed new building sites are located, <br /> ground elevation ranges from 10' to 40' higher than the lake. Potential home locations and <br /> driveways are shown on the preliminary plat for illustrative purposes, although all are subject to <br /> revision. The wetlands have been delineated but canfirmation of their boundaries by MCWD is <br /> sti11 pending. <br /> A more detailed description of the site characteristics can be found in the Conservation Design <br /> Report(E�ibit C). <br /> Lot Layont and Lot Standards <br /> According to the LR-lA Zoning District standards all of#he lots must contain 2.0 dry, buildable <br /> acres and meet a 200' width requirement at the shoreline as weIl as at the 75-foot principal building <br /> setback from the lake. The individual lots lay out as follows: <br /> Lot 1 Lot 1 contains approximately 3.6 total acres, which includes a portion of a lineaz wetland <br /> adjacent to the Dakota Rail Trail. The lot is also proposed to contain a stormwatex ponding <br /> area{near the new cul-de-sac}, resulting in a final dry buildable area of appro�mately 3.2 <br /> acres. The lot width is 3S0 feet at the lake, approximately 360 feet at the 75' lake setback. <br /> The proposed house site sits approximately 8 to 12 feet above Tanager Lake, with a <br /> driveway extending S00 feet from the new cul-de-sac. <br /> Lot 2 Lot 2 is approximately 2.2 acres in� total area, which includes a small {0.06 acxe) wetiand <br /> centxally located and about 10 feet above lake level. Lot width is 22Q feet at the lake and <br /> at the 75' setback. Tb,e proposed house site is about 15-20 feet above lake level, with a <br /> proposed driveway just over 300 feet in length. <br /> Lot 3 Lot 3 is approximately 3.4 acres in area,which includes a 0.04 acre sliver of wetland at the <br /> SE corner of the lot. Portions of the southerfy half of the lot are bluffs, and the suggested <br /> house site sits an a terrace approlcimately 40 feet above the 1ake,just above a slope that <br /> averages nearly 30% and may be a bluff—this needs to be further analyzed. The proposed <br /> driveway extends approximately 275 feet from the new cul-de-sac. <br /> Lot 4 Lot 4, with the e�ci.sting residence and accessory buildings, contains just over 20 acres in <br /> total area of wkuch approximately 13 acres is dry. Access is and will remain from County <br /> Road 15. Tlus lot has the potential to be furthe:r subdivided in the fizture. The proposed <br /> lot boundaries have been configured such that existing house and outbuildings remain <br /> confomung to setback requixements. Lot 4 retains frontage on both Smuth's Bay and <br /> Tanager Lake. There has been discussion regarding whether the City w�ould allow a joint <br /> use dock serving Lots 1-4 on Smith's Bay, to allow Lots 1-3 to have large boat access to <br /> Lower Lake due to the lixnited clearance of the Tanager Lake bridge at CR15 (discussed <br /> further below). <br />