04/19/2010 Planning Commission Minutes

Home Browse Search

MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,Apri119,2010 6:30 o'clock p.m. 3. #10-3458 JUDSON DAYTON,825 OLD CRYSTAL BAY ROAD,PRELINIINARY PLAT,6:55 P.M.—7:25 P.M. John Winston,Attorney-at-Law,Mark Gronberg, Surveyor, and Judson Dayton,Applicant,were present. Curtis stated the applicant is requesting preliminary plat approval to rearrange the properties from the current three lots into a new three lot configuration. No additional building sites will be created. Lot 1 is proposed to contain 6.17 acres total with 5.94 dry buildable. Lot 2 is proposed to contain 14.41 acres total with 12.59 acres dry buildable. Lot 3 is proposed to contain 5.56 acres total with 5.35 acres dry buildable. In addition,a 30- foot wide outlot is proposed. Staff recommends approval of the preliminary plat subject to the conditions outlined within the staff report as well as conformance with the City Engineer's recommendations. The proposed subdivision is in confornuty with the guiding of this area for single-family rural residential development at a maximum density of one unit per two acres. The proposed development generally conforms to the 2.0 acre dry-buildable,200-foot width standards of the LR-lA Zoning District. The front/back lot configuration of Lot 3 conforms to 150 percent of the district standards. Primary and alternate septic locations for each lot will be required. The proposed development is also consistent with existing development in the surrounding neighborhood, The surrounding properties vary in size between 1.5 to 5+acres. Lot 1, as shown,would be defined as a"flag lot." New flag lots are not allowed to be created. Instead,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 percent of the LR-lA standards. Lot 3 has been proposed as a front/back lot configuration which requires the back lot to meet 150 percent of the zoning district standards. Additional standards for front/back lot subdivisions are outlined within the 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. 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. The property is situated between the Farview and the Little Orchard developments. According to the LR-lA Zoning District standards,all of the lots must contain 2.0 dry acres and meet a 200 foot width requirement at the road or lake frontage as well as at the 75-foot lake or 50-foot principal building setbacks. Because Lot 3 has been proposed as a back lot, 150 percent of the district standards must be met. Wetland acreage may be used to account for the additional required acreage for the back lot. Since Lot 1 is shown as a flag lot,it should be revised to meet the definition of a back lot and also meet 150 percent of the LR-lA district standards. The subdivision of Lot 1 will result in 400 feet of frontage along Lake Minnetonka with only 70 feet in width along Old Crystal Bay Road. This is typically lrnown as a"flag lot"configuration. The properiy is proposed to have 5.94+acres dry buildable land. This lot will technically be located entirely within the average lakeshore setback based on the location of the house at 3051 Farview Road. Trees and topography make a lake view over this property unlikely. With the exception of the average lakeshore setback, all of the required LR-lA district lot line setbacks can be met. Page 5