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r <br /> � #05-3152 <br /> September 15,2005 <br /> Page 3 <br /> Lot 1, Block 2, at the north end of the site, allows for a rear walkout with minimal grading <br /> necessary to create a buildable pad. Septic sites are downhill to the east, with 3 possible <br /> drainfield locations depicted. The SW corner of the lot abuts the cul-cle-sac, with the lot's west <br /> lot line along the extended road corridor. Setbacks as depicted are appropriate and correct. <br /> Lot 2, Block 2 is centrally located in the property, and is intenc�ed to be a rear walkout, with long <br /> open views to the east, overlooking the proposed stormwater pond. Septic sites proposed are <br /> downhill from the house site, on slopes appearing to be 10-15% or greater, which will need <br /> carefitl analysis. Sefibacks as depicted are appropriate and correct. <br /> Note that these northerly 4 lots have proposed house locations that are well-screened from view <br /> frorn VVatertown Road by the existing wooded areas to the northwest of the wetland. <br /> Lot 3, Block 2 has a proposed house location within the steeply sloped mature woods <br /> immediately northwest of the wetland. Due to the eaisting steep slopes (15-20%), creation of a <br /> house pad at the proposed location will require massive grading, significant removal of trees, and <br /> result in finished slopes of about 40% facing Watertown Road. Construction of a house at this <br /> site will result in a significant reduction of tlie woods that provides a backdrop to the lon�views <br /> lookin� northwesterly from Watertown Road. Septic sites are located at the base of the slope <br /> just north of the wetland, and need carefiil review to ensure they will not impact or be impacted <br /> by the wetland. Setbacks as depicted are appropriate and correct. <br /> Lot 4, Block 2 has a number of issues that suggest it has questionable viability. First, the dry <br /> buildable contiguous area SE of the wetland is 1.67 acres, not meeting the miniinLim contiguous <br /> 2-acre requirement established in the Subdivision Code Section 82-2. Second, the proposed <br /> house site is located at the most southeasterly corner of the lot, tucked up against the front and <br /> side setbacks, in a location that will tend to block the dramatic long views the Rural Oasisi study <br /> contemplates protecting. Third, the septic sites appear to be too near the side lot line a.nd the <br /> alternate site is oddly shaped. Fourth, in order to make the driveway fiinctional, it parallels the <br /> front lot line for 200' before it enters Watertown Road, in order to maintain a driveable grade <br /> and allow for a flat apron in front of the garage. This driveway requires a retaining wall <br /> approaching 10' in height just outside the required wetland buffer. It may also be that this <br /> driveway access location is needed to gain acceptable sight distance. <br /> The City would normally require that all lots in a subdivision be served with driveways From the <br /> new local road rather than froin the arterial (Watertown Road is defined in tl�e CMP as a `B <br /> Minor Arterial"). Lot 4 is proposed to access directly to Watei�town. The alternative wolild be to <br /> create a drivewly comlection across the entire width of Lot 4 to connect with the private road. <br /> This would necessarily involve impacts to the wetland buffer area. However, adding another <br /> driveway to this particularly difficult stretch of Watertowii Road (winter icing problems have <br /> been an isstte far decades) should be avoidecl if possible. <br />