04-17-2017 Planning Commission Packet

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16-3883 April 17,2017 Page 3of7 the existing residence at 800 North Arm and the existing residence at 790 North Arm. However, a number of scenarios could result in encroachments of an average setback line that is redefined as development of each new home occurs: - If the first home built is in the "possible house" location shown on Lot 2, that changes the average setback line for future replacement of the existing house on Lot 3, and would force such replacement to move far back on the lot to where it is not wide enough to be built on; - If the first home built is on Lot 1 and is placed farther west than shown,the average setback for a home on Lot 2 would change. If the first home built is a replacement for the existing house on Lot 3, and it's moved further back in order to have house, decks, etc. meet the 75' setback, then the average setback for Lot 2 would be affected, and potentially also the average setback for Lot 1 The most logical solution here is that the allowable lake setback for each lot be established as part of the subdivision approvals,and these would be in effect regardless how or in what order the three lots are developed or redeveloped. How this is structured might have an impact on the average setback lines applicable to the adjacent homes at 790 North Arm Drive and 830 Windjammer Lane, although those homes are setback far enough so as to likely not be impacted, since proposed & existing homes on Lots 1 and 3 are nearer the lake than those neighboring homes. One additional item for consideration: the proposed house site on Lot 1 appears to be nearer the lakeshore than the home at 790 North Arm. Whether that neighboring home enjoys lake views that would be blocked by the house on Lot 1 appears unlikely,but should be reviewed. Relationship to Surrounding Development The proposed single-family development is similar in character to surrounding development. To the immediate south, the homes on Windjammer Lane are all on approximately 1 acre lots. To the north, lakeshore lots generally range in size from just under '/2 acre to as much as 1.3 acres. The newly platted lots in Lakeview are within the 2-acre zone and typically 2-2.5 acres in area. General Site Characteristics The westerly 2/3 of the property is generally open, while the steeply sloped bluff area along the lakeshore of proposed Lot 1 is heavily wooded. The area around the existing house contains a number of mature trees. The shape of the existing property is somewhat of a point jutting into North Arm Bay, and as such has shoreline running north south and shoreline running east-west. The linear shape of the property forces the proposed lots to be long and narrow in order for each lot to have at least 140' of width. There are a few small areas of wetland along the northerly shoreline which were delineated in 2011 but that information is being updated this spring; no changes to the wetland boundaries are anticipated. Lot Layout and Lot Standards The property consists of a single tax parcels totaling 3.98 dry buildable acres, proposed to be subdivided to create 3 single family lots. The subdivision layout of the site is dictated primarily by the long, narrow shape of the parcel and the desire to create 3 conforming 1-acre lots each having lake access, and each with a building site that overlooks the lake. The proposed house site on Lot 1 is located more than 30' from the defined top of bluff, since no structures are allowed within 30' of the top of bluff, and the top of bluff as depicted.