09-19-2016 Planning Commission Packet

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16-3855 • September 14,2016 Page 6 of 10 position based on past City actions is that the LR-lA lots must contain at least 2.0 contiguous acres of dry-buildable land. Relationship to Surrounding Development The proposed RPUD element of the proposed subdivision would not appear to be similar in character to surrounding development. To the immediate west in Sugar Woods across Brown Road, the average lot size is 0.92 acres; the average lot size of the 17 small RPUD lots proposed by the applicants is 0.39 acre. To the immediate south of the property is a single-family residence on a long narrow 2.9 acre lot. Beyond that, in the City of Long Lake are the West Shore Townhomes and the Lake Community Bank. To the southwest is the Orono Woods Senior Housing residence. To the immediate north, across the creek from the proposed LR-lA lots, are single family homes on 2-acre lots developed in the 1970s. The applicants' narrative suggests that the small RPUD lots create a transition from the higher density development to the south. Whether such a transition is necessary or appropriate at this location is a topic for discussion. General Site Characteristics The site is rolling and wooded, containing large open meadows as well as areas of dense woods, with wetlands along the creek and along the shore of Long Lake. Historical airphotos indicate the property was mostly open fields until the 1960s; the wooded areas have developed over the past half-century. Lot Layout and Lot Standards The proposed layout of the site is dictated by a number of factors, including the lake, the location of the wetlands and creek, topography, and the applicants' desire to establish a range of housing styles and options compatible with the surrounding development. The LR-lA standards for yard requirements are as follows: - 50' front and rear - 30' interior side - 50' side street Long Lake is classified as a Recreational Development Lake; setback from the OHWL for sewered structures is 75'. The structure setback from the creek is also 75 feet, although the sketch plan shows it incorrectly at 50 feet. Preliminary plat submittals would have to verify the location of the creek bank and the OHWL of Long Lake, and MCWD confirmation of wetland boundaries is required. Minimum City-required setback from wetland is 35', or if MCWD- required wetland buffer exceeds 25', minimum City-required wetland setback is buffer width plus 10 feet. It would appear that the 75' creek setback will have a major impact on the buildability of Lot 3, and the wetland setback will substantially impact Lot 6 as depicted on the sketch plan. The proposed RPUD lots (Lots 7 through 24) appear to meet the required lot area, width and setback standards as follows: - Lot area: 15,000 s.£ - Lot width: 90 feet - Lot depth: 125 feet - Front setback: 25' - Interior side setback: 10' - Exterior/local street setback: 35' - Rear: Lesser of 40' or 20% of lot depth