06-20-2005 Planning Commission Packet

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#OS-3097 . April 18,2005 Pflge 3 of 6 . Street, the lot will be subject to the b�ck-lot standards as an additional Fox Street access solely for this lot would not be permitted. All proposed lots appear to meet the minimum standards for lot area and width established by the RR— 1 B zoning district. It should be noted however, that lot 5 shows wetlands labeled as "ditch wetlands". The area of these wetlands has not been deducted from the 2.05 lot area proposed. The City is currently under a moratorium regarding standards for wetlands and it is envisioned that these "ditch wetlands" would be required to be deducted from the lot area. This potentially eliminates this lot. Lots 1-5 show proposed building pads which meet the required RR — 1B setbacks. However, lot 6 is being considered a back-lot and is therefore subject to the back-lot standards, including 150% of the required setbacks. This would require 75' setbacks from Fox Street and the new west lot line abutting the outlot, Variances would be required in order to retain the guest house and staff would recommend that it be removed. Road Layout and Standards The proposed road corridor is 50 feet in width with a 100' diameter cul-de-sac as required by the Subdivision Ordinance and the CMP for a local private road. Retaining walis are shown on lots 1 and 4, which are necessary to due to the topography. The wall oi1 lot 1 appears to approach 4' in height and the wall on lot 4 reaches 6' in height. All retaining walls exceeding 4' in height will require an engineered design, or they must be revised to be a tiered system. The standard paved width for this road would be 28 feet with a 50' diameter cul-de-sac. The City Engineer has yet to submit comments regarding the Road Plan and Profile. The current access for proposed lot 6 (existing hoine) is located at the Fox Street frontage of lot 1. This access must be eliminated as part of the platting process. From the private road, lot 6 will be accessed through a 30' outlot in accordance with the back-lot standards. Staff finds the proposed access to be acceptable; however lot 6 would be considered a back-lot under this scenario. Also, tlle existing guest house has an access onto Fox Street. As part of the platting process, this access should be eliminated as it constitutes an i.uinecessary secondary access onto the public road and makes the guest home functionally separated from the principal use. Park/Trail E�sement or Dedication Needed The CMP indicates a future trail along Fox Street. The CMP has not indicated wliich side of the road the trail is planned for but it does indicate the trail would be on the shoulder or separated. In an effort to plan for the fut�ire coiistruction of this trail, staff would recommend that a 10' trail easement be considered for dedication along Fox Street and that all setbacks shall be iiieasured froin the edge of the trail easement. In dedicating a 10' trail easeinent along Fox Street witllin the applicant's property and rneasuring setbacks fi•om the edge of that easement, the proposed building pad for lot 5 would need to move 10' fiirther south and the guest house beco�nes more non-conforming.