06-20-2016 Planning Commission Packet

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15-3763 June 16,2016 Page 4 of 8 justify the narrow roadway and elimination of cul-de-sacs. Staff would recommend that the road design include cul-de-sacs as shown in the sketches attached as Exhibit E. The portion of the property contained within the delineated boundary of the northeasterly wetland is within the Shoreland Overlay District but not within the defined Water Quality Overlay District, and is therefore not subject to hardcover regulations. The developer is proposing site grading to create individual house building pads as part of the subdivision improvements for Lots 2, 4 and 5. Raised pads that are created in order to assist in meeting the City's "number of stories" limitation will be acknowledged in the development approval stage as creating `new existing grades'. Relationship to Surrounding Development The proposed single-family development is consistent with existing development in the surrounding neighborhood. Similar single family lots with 2-plus acre lot sizes exist to the north, while the lots within Kintyre Two to the immediate south range from 1.4 to 3-plus acres. General Site Characteristics The portion of the property to be developed for new single-family lots is somewhat remote from surrounding public roads. The property slopes downward generally from a high point at the southwest to a large wetland complex to the northeast and east. A smaller wetland to the northwest will also impact development of the site. The wetlands have been delineated and are depicted on the preliminary plat drawings - MCWD has confirmed the wetland boundaries. The portion of the properties encompassed by the wetland to the east is within the Shoreland Overlay District, while the uplands are outside that District. The area being developed is for the most part open field, with areas abutting the wetlands being wooded. Outlot A, which is a 9-acre portion of the property not proposed for development at this time, is mostly wooded. A more detailed description of the site characteristics was included in the Conservation Design Report submitted and reviewed for the original preliminary plat approval. Lot Layout and Lot Standards Lots 1, 2 and 5 are proposed to be accessed via a shared driveway extending northward from Kintyre Lane, a private road extending from Watertown Road. Lots 3 and 4 are proposed to be accessed via a shared driveway within Outlot A of Tamarack Hill, extending eastward from Stunns Bay Road North. All lots are proposed to be served with private wells and septic systems. Septic testing was conducted in 2015 and the test reports and mound site layouts were approved. The current site plan makes use of those approved sites. Following is a brief review of each proposed lot: Lot 1: This lot is shown as having 4.08 dry acres and 0.15 acre of wetland. The lot contains an area of 20% + slopes with more gradual slopes further east. The lot width is approximately 350' at the 50' front setback line, based on the frontage along Outlot B. Primary and alternate drainfield sites have been tested and are located at approximately the midpoint of the length of the lot. The lot contains 4 tested sites for drainfields due the reconfiguration. House placement flexibility is somewhat restricted by the steep slopes in the northwest quadrant of the property. Lot 2: Lot 2 contains 3.83 total acres of which 0.49 acre is wetland and 3.34 acres is dry buildable. As proposed, the lot only abuts Outlot B, the driveway outlot, along its south boundary, so the south line is front, the north line is rear, and the east and west boundaries