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' �. <br /> 10-3458 <br /> 12 April 2010 <br /> Page 3 of 6 <br /> The proposed lots lay out as follows: <br /> Proposed Lot 1: The subdivision of this lot will result in 400 feet of frontage along Lake <br /> � Minnetonka with only 70 feet in width along Old Crystal Bay Road. This is <br /> typically known as a "flag lot" configuration. The property is proposed to <br /> have 5.94± acres dry, buildable land. This lot will technically be located <br /> entirely within the average lakeshore setback based on the location of the <br /> house at 3051 Farview Road. Trees and topography make a lake view <br /> over this property unlikely. With the exception of the average lakeshore <br /> setback, all of the required LR-1A district lot line setbacks can be met. <br /> Proposed Lot 2: Lot 2 has 404 feet in width at the shoreline, 410 feet in width at Old Crystal <br /> Bay Road, contains 12.59± dry acres in area, and houses three of the <br /> property's five wetlands - the largest of which is 1.3± acres in area. The <br /> existing home on the property as well as all existing accessory structures <br /> are proposed to remain at this time. The access to Lot 2 is proposed to be <br /> via the proposed Outlot A. All required LR-1A setbacks can reasonably <br /> be met when this lot is redeveloped with a new home. <br /> Proposed Lot 3: Lot 3 is currently two 2.5t acre lots proposed to be combined and the lot <br /> lines rearranged slightly. As this lot does not have frontage on Old Crystal <br /> Bay Road, it is proposed as a back lot and will have 400 feet in width at <br /> the shoreline, 5.35± dry acres (3 acres is required for a back lot), and no <br /> less than 300-feet in width at any given point. Access for Lot 3 is also <br /> proposed via Outlot A. As with Lot 2 all required LR-1A setbacks can <br /> reasonably be met when this lot is redeveloped with a new home. <br /> Road Layout and Standards <br /> There are two driveways serving the property; one on the north and one on the south. <br /> Currently, the applicant is proposing to create Outlot A over the existing southerly driveway to <br /> access Lots 2 and 3. Lot 1 as shown will access off of Old Crystal Bay Road via the existing <br /> northerly driveway through a 50-foot corridor. This corridor is proposed as part of Lot 1. <br /> According to the Subdivision regulations this is defined as a "flag IoY' and is not permitted. A <br /> solution would be to create Lot 1 as a "back lot" to be accessed via an outlot. <br /> Park/Trail Easement/Fees or Dedication Needed <br /> Orono's Comprehensive Plan indicates that a future trail is proposed along Old Crystal Bay <br /> Road; providing a connection from the Luce Line to Noerenberg Park. The City has not <br /> determined on which side of the road the trail might be developed. However, Planning Staff <br /> recommends that the dedication of a 10' wide trail easement be required as part of this <br /> application. <br /> The Park Fee is determined as 8% of the fair market value of the land being subdivided, or a <br /> maximum of $5,550 per residential dwelling unit. For this property, staff has determined that as <br /> there will be one new dwelling site, the Park Fee will be $5,550. <br /> Road Improvements and/or Easements Needed <br /> The City requires standard perimeter, drainage and utility easements around all property <br /> boundaries in the plat as well as Conservation and Flowage Easements over the delineated <br /> wetlands and wetland buffers. Establishment of wetland buffers and buffer setbacks will be <br /> triggered for the lots containing wetlands. <br /> In response to Hennepin County's requirements, the applicant has proposed a 33 foot wide <br />