04-19-2010 Planning Commission Packet

Home Browse Search

. ^ �., � M 10-3458 12 April 2010 � , Page 2 of 6 PRELIMINARY PLAT REVIEW Conformity with 2010 - 2030 Orono Community Management Plan The proposed subdivision is in conformity with the guiding of this area for single family'rural residential development at a maximum density of 1 unit per 2 acres. The proposed development generally conforms to the 2.0 acre dry-buildable, 200' width standards of the LR-1A Zoning District. The front/back lot configuration of Lot 3 conforms to 150% of the district standards. Primary and alternate septic locations for each lot will be required; preliminary designs are required to be submitted and approved by Willie Gibbs, the City's Septic Manager. Relationship to Surrounding Development � The proposed single-family development with 2-plus acre lot sizes is consistent with existing development in the surrounding neighborhood. The surrounding properties vary in size between 1.5 to 5+ acres. � Conformity with Zoning District Lot Requirements The property is in the LR — 1A, One Family Rural Residential District, which allows for single family rural residential uses with a minimum lot size of two dry buildable acres. Under a standard subdivision process, each proposed lot would have to contain the minimum of 2.0 acres of dry buildable land. The current survey depicts 3 lots with a conforming density of one lot per two dry acres; no new lots are proposed. Lot 1, as shown, would be defined as a "flag lot". New flag lots are not allowed to be created, rather the lot should be proposed as a back lot with an access outlot of at least 30 feet in width. Lot 1 is able to meet 150% of the LR-1A standards. Lot 3 has been proposed as a fronUback lot configuration which requires the back lot to meet 150% of the zoning district standards. Additional standards for front/back lot subdivisions are . outlined within City Code Section 82-256(c) and 78-1370 (attached). Additionally Ordinance 176 allows the wetlands to be considered an area credit in back lot situations. General Site Characteristics The site contains five separate wetland bodies. Wetland delineations should be submitted and approved by the Minnehaha Creek Watershed District. Lot 2 contains a principal structure near the lake, a gazebo near the lake, a guest house, a shed and a barn closer to Old Crystal Bay Road. Lot 3 currently contains an existing cabin, sauna, shed and pump house. Other than the driveway, there are no structural improvements located on Lot 1. Lot Layout and Lot Standards The property is situated between the Farview and the Little Orchard developments. According to the LR-1A Zoning District standards, all of the lots must contain 2.0 dry acres and meet a 200' width requirement at the road or lake frontage as well as at the 75' lake or 50' principal building setbacks. Because Lot 3 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. Arguably, as it is shown as a flag lot, Lot 1 should be revised to meet the definition of a back lot and also meet 150% of the LR-1A district standards.