04-18-2016 Planning Commission Packet

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� , 16-3819 Aprii 13,2016 Page 3 of 6 contains a number of mature trees. The shape of the existing property is somewhat of a point jutting into North Arm Bay, and as such has shoreline r��nning north south and shoreline running east-west. The linear shape of the property forces the proposed lots to be long and narrow in order for each lot to have at least 140' of w�idth. T'here aze a few small azeas of wetland aiong the northerly shoreline. Lot Layout and Lot Standards The property consists of a single tax parcels totaling 3.98 dry buildable acres, proposed to be subdivided to create 3 single faznily lots. The subdivision layout of the site is dictated primarily by the long, narrow shape of the parcel and the desire to create 3 confornung 1-acre lots ea.ch having lake access, and each with a building site that overlooks the lake. A potential issue with the proposed house site on Lot 1 is that no structures are allowed within 30' of the top of blufF, and the top of bluff will most likely be defined as the 960' contour, at least in the westerly portion of the proposed house site. The 30' setback would likely force the house further west, away from the lake and closer to the cul-de-sac. For Lot 2, topography and the location (and maintenance needs) of the existing municipal sewer 1'znes are complicating factors. The municipal sewer installed in 1973 crosses the property from north to south. See Ezhibits C & D. The sewer lines consist of a gravity line flowing from south to north across the site, discharging to a lift stazion at the very north end of the property at the shore, which in turn pumps into a para11e1 forcemain that runs back up the hill adjacent to the gravity line, dischazging to a manhole in Windjammer Lane. The easement for that sewer line pai.r is 20' wide, and no structures can be built over that easement. The impact is that the proposed house location for Lot 2 is restricted to the triangle between the sewer easement and the 75' setback. To make matters worse, the actual vehicle route used by the Public Works Department follows dashed iine on Exhibit C for maintenance of the lift station, due to the topography. It is necessary on a regular basis to bring a truck down to the lift station for maintenance, and there is no other way to access the lift station. The City needs to preserve tlus non�asement route for futtu�e sewer system maintenance. The 44'x80' "possible house" site depicted on Lot 2 is virtually the only area of Lot 2 that is a desira.ble house location under the proposed subdivision layout; but also consider that it is likely a house at this will be expected to have decks, patios, and a walkout configuration. City code will disallow any grading or filling within the 75' zone, and there is barely 5 feet of elevation change from the 75' line to the sewer easement. All of these factors dictate the need for careful and creative house design for Lot 2. Lot 3 contains the existing house, built in 1956 according to tax records. Replacing the house will likely require it to move back from the lake some distance, as the 75' setback line appears to run through the east side of the structure. With or without the proposed subdivision, an average lakeshore setback variance would be required for replacement of this house. Road Layont and Standards An initial question for discussion is whether the road serving the proposed 3-lot development should be public or private. The CMP Transportation Plan in Urban Transportation Policies states: 1. Local streets in the urban area will be owned and maintained by the City. Because the land use and street use derts�ity of the urban neighborhoods is relativety high, the City