07-20-2009 Planning Commission Packet

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r , i 09-3416 9 July 2009 Page 2 of 5 Relationship to Surrounding Development The proposed single-family development with 5-plus acre lot sizes is consistent with existing development in the surrounding neighborhood. The surrounding properties vary in size between 5 to 30 acre lots, with a few small, existing 1+ acre lots nearby. The applicant also owns the properties at 3955 & 3905 Watertown Road which are directly adjacent. Con#ormity with Zoning District Lot Requirements •� The property is in the RR — 1A, One Family Rural Residential District, which allows for single family rural residential uses with a minimum lot size of five dry buildable acres. Under a standard subdivision process, each proposed lot would have to contain the minimum of 5.0 acres of dry buildable land. The current survey depicts 2 lots with a conforming density of one lot per five dry acres; one new lot is proposed. - The subdivision has been proposed as a front/back lot configuration which requires the back lot to meet 150% of the zoning district standards. Additional standards for fronUback lot subdivisions are outlined within City Code Section 82-256(c) and 78-1370. Additionally Ordinance 176 allows the wetlands to be considered an area credit in back lot situations. General Site Characteristics The northern portion of this lot is currently being used as a greenhouse operation. The greenhouse has been operating on this site with a CUP since at least 1969. The remainder of the site includes a large, centrally located wetland, woods along the Luce Line Trail and low rolling topography. A greenhouse operation and a residence currently exist on proposed Lot 1. . At this time the existing home and the greenhouse operation are proposed to remain. Proposed Lot 2 will straddle the Luce Line Trail and will contain the majority of the wetlands. The suggested home site on Lot 1 is over 350' feet from Watertown Road and over 400 feet from the . suggested home site on Lot 2 which proposes to preserve the open character of the land. Lot Layout and Lot Standards The property is directly adjacent to Babysbreath Heights and it is suggested that Lot 2 will access via the existing access to 3905 Watertown Road which is Outlot C, Babysbreath Heights. According to the RR-1A Zoning District standards all of the lots must contain 5.0 dry acres and meet a 300' width requirement at the road frontage as well as at the 50' principal � building setback. Because Lot 2 has been proposed as a back lot 150% of the district standards must be met; wetland acreage may be used to account for the additional required acreage for the back lot. � The lots lay out as follows: Proposed Lot 1: The subdivision will result in an angled frontage 175' wide along Watertown Road and 492' in width at the center, and 415' along Outlot C. The property is proposed to have 5.98± acres dry buildable land. Proposed Lot 2: Lot 2 has been proposed as a back-lot and has a more limited buildable area than Lot 1 as it contains the one plus-acre wetland, and is divided from Outlot A by the Luce Line Trail. Lot 2 is proposed to be combined with Outlot A. Outlot A also contains a one-acre wetland on the south end. The lot will have a total combined acreage of 5.88± dry acres and 2.15± acres in delineated wetlands.