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06-3227 <br /> 12 September 2006 <br /> Page 2 of 4 <br /> Relationship to Surrounding Development <br /> Tliis property abuts and lies within the RR— 1A Rural Residential Zoning District which <br /> requires a miniinuin of five dry acres per lot. Larger single faniily estates stu�ound the <br /> property. ' . ` <br /> Conformity with Zoning District Lot Requirements ` <br /> The property is in tlie RR— 1A, One ramily Rt�ral Resideiitial District, which allows for <br /> single family residential uses with a uunimuni lot size of five dry buildable acres. Each <br /> proposed lot is intended to contain the mininnun of 5.00 acres of dry buildable land; � <br /> however, the wetland at the soutliwest coriler of 3850 Watertown Road inust be _ <br /> delineated to confirm the dry acreage figures and will need to be shown oii a survey. <br /> Once the wetlaiid delineation has been conducted, it may be that the proposed lot <br /> ' boundary between 3850 and 3940 will have to be shifted to ineet the 5-acre nunimluu <br /> requirement. � <br /> The existing lots at 3850 and 3940 each l�ave in excess of the required 300' of frontage <br /> on Watex�town Road. The new nortllerly 5-acre lot as proposed will have 300'+ of <br /> frontage oii the unnazned 33' right-of-way at its north boundary (discussed below). <br /> Lot Layout and Lot Standards <br /> 3940 Watertown is inteiided to be split into a north lot and a south lot. The noi�therly, ' <br /> nearly square portion appears to be eaactly 5 acres aiid is vacant. That leaves the south <br /> portion at 2.74 acres with the existing house and bai7is, and in order to meet the 5-acre <br /> miniinum, must gain acreage. The proposal is to gain it from 3850 Watertov�ni. <br /> How much acreage should be obtained? The issue of the oversize barns comes into play <br /> here. The iiewer ploe barn scales on the airphotos on file to be about 3,000 s.f. The <br /> older barn nearer the road scales to about 2800 s.f. Under current codes, a 5-acre lot can <br /> have one oversize accessory structure up to 2,000 s.f. and a total of 4,000 s.f. of accessory <br /> snuctures. The two barns would have to be removed if the subdivision goes forward as <br /> proposed. <br /> The proposed lots shown on the sketch are somewhat irregularly shaped. The soutli lot is <br /> proposed to access to Watertov�ni Road. The north lot would access Orchard Park Road <br /> via a shared driveway access ui the 33' rigllt-of-way aloiig its north Uorder. This rigllt-of- <br /> way currently serves as a driveway for the residence at 420 Orchard Park Road. Use of <br /> the 33' right-of-way corridor would avoid �lie north lot being considered as a "back lot" <br /> subject to tl�e"150% area"rule,which would require 7.5 acres. <br /> I�i general,� it appears tliat both of tlie lots may be acceptable. Once the wetland <br /> del'uieation has been conducted and surveyed it will be clearer whether the lots as <br /> sketched will coiitain the reqtured ainoluit of dry buildable area. Septic reports must be <br /> submitted to confirm suitable sites. These exercises.are necessary to conclude whether <br /> two confonning lots can be created. � , <br />