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HomeMy WebLinkAbout01-17-1983 Planning PacketIXm. . .1 i- ' . • *• • • •PLANNING COMMISSION MEETING COUNCIL CHAMBERS 7:30 P.M. MONDAY, JANUARY 17, 1983 w ♦Asterick items are considered to be routine items to be enacted uoon by one motxon by the Planning Commission under the Consent Item* on the agenda. Dxscussior, will be held upon -eguest Council Representative - Timothy Adams Call to Order Consent Agenda* PUBLIC HEARING 2.7:30 P.M. -#718 - Thomas Crosby - 745 Spring Hill Road Preliminary Subdivision Action 3.#653 Scott Goldsmith - 245 Old Crystal Bay Road Final Subdivision * a) Resolution b)Reco^endation concerning applicant’s amendments to standard Flowage & Conservation easement 4.#715 - Victor E. Norton - 3580 Bayside Road Preliminary Subdivision After-the-fact variance 6.#722 - Ski Tonka, Inc. .. Variance 740 Bayside Road Work Session 7.#723 - Ski Tonka, Inc. Subdivision -4520 Bayside Road ~ -5^1?®.-..64.0 ..Old. .Long. .Lake..J^oad -Subdiyision »m ^m m 0 9 «•m m 9 Information Iterns Please note: ™^2®^^^^®3ularly^scheduled meeting of the Planning ^lec^. Planning Commission member to attend Council meeting of February 14, .Approval..Xtf „J!inutas_9^*9*».«•«9 ««»*«»-*•>m99^ ,'I *%■i 10.Approval of Planning Commission Minutes of December 6, 1982 •#• • • -M ■V’ TO!Planning Commission Members FROM:Jeanne A. Mabusth, Zoning Administrator DATE:January 10, 1983 SUBJECT:#718 - Thomas Crosby - 745 Spring Hill Road Preliminary Subdivision AppiiLtion'^-^Lbdivision - Metes & Bounds - Two Parcels - Eight Acres & 16.5 acres (Crosby homestead) Public Hearing - Planning Commission action - Recommendation for proposed subdivision subdivision and suggests the following recommendation: To recommend approval of Thomas Crosby s application f standards bounds division of his homestead property finding of the LR-IA Zoning District have been met and access is achieved via an approved private easement. Such approval is subject to the following conditions: 1. Crosby must grant an access easement in favor of newly created parcel. 2. All shoreline setback standards will apply for new construction. 3. Payment of $100 park fee for newly created parcel.A pul Road ;els - Eight Acres & mdation for loted no major al input from arning the n: :or a metes and ; all standards is achieved ibject to the newly created ew construction. 1. .IK TO:Planning Commission FROM:Jeanne A. Mabusth DATE:December 3, 1982 SUBJECT:#718 Thomas Crosby, 745 Spring Hill Road Subdivision Mr. Crosby ®4"'fin°«eL‘*^TOe^new?y c^Ia^ed^iot 3 „iae, Access to the lot will ^ soring Hill Road and then to abeginning at the intersection of Spring ^he private private driveway crosbv horned the caretakers house tSd''t:i^nnl?Srrel!dence‘^to the iLediate south of Crosby-s Other property LR!ir?o'’tSrwesfofth!t"shlred^!nranS^RR-lB“o\h^^^^ the shared line. acre'’p«cel"1ofthrmns?onflnfthrrLaini^ The file for that subdivision ^ ploolrt? at® newly created lot. An access rn y gy^amp and wetlands areasai.rsSt"S4'KrJ,5s! ”~.b, ■" easeLnt in favor of the newly created lot. Septic testing will oo^'^^The lot to be®divided’contains will be a park fee °f «100-0°- ^esidLce. The Crosby homestead the main house and ® 5 acres in area. Lakeshore A public hearing will be scheduled for January 17, 1983. CITY OF ORON SUBDIVISION APPLICANT Na Ma Ad PROPERTY OWNERS Ma Ac iP PROPERTY LOC St EXISTING LAt Nl U: -- mmr. lli?F mi /Vi'; ■ is/i ay JubdivisionB new lot* of his »ated lot I area.iy (2 rods wide) then to a B private ars house rosby * s boundary line, le east of ting a 16 re parcel. ue to the oerty at ands areas iccess >t. There id contains >y homestead Lakeshore id septic 1983. '4'.'muf-iib i '...Hi .. . '.."jM^>1 iniiiifiaai^i I' i ,.., :7 TSOSP:.I ;;ieg*vCITY OF ORONO iS©iIiM'l! tiUjLIN0m2BKCIIY OF ORONO 718date rec ’ d // ~- /o?'■ ^an(r—MailingAddress /- I j • »/ I : *'•1PROPERTY Name OWNERS < 4 f . • . ^ V TelephoneMailingAddress _ _ _ _ __ _ _ _ _ _ _ _ _(Attach list of more than one)PROPERTY LOCATIONStreet Address Legal Description (PID) % T <1 I. EXISTING LAND USE Number of Tax Parcels Development Size / \ Present Use (check) Acres Dry Land Acres Wet Land Acres Total, all parcels Residenticil; no. of units Other (specify) _ _ _ _ _ __ Present Zoning Dist. n k. > :J I*' 5 V/i •• I :C Vr:.^P.:fS'-fc:.v '-Nil V I Jt:P 7:W' ir^- ^ vf Wi c'. ■> mmymm a’-"; V ... « k ■ rs c . A - ■ v ii^ ' ■pyi £ f \ h ' --PROPOSAL nurpr*miprminimum MATE (Must be sul3. U. AppUcatii Prelimina a ctrtifi Certifiedovmers wi Co. Dept, uteut Cent Stamped, pre*"addr»i the abovt DATE DATE Applicant f the Zoning and Council all additic X' . i‘' ;■• v.?'> ■..., ■'■ 'r v' •-. ■ *-• . V •• >»• V. . • ■■ mm .\i =V /-.A y-':yr‘ ite rec' d // — /o?'f Sd Kbe rec' d /-Tp «^I ^ /3/ST all parcels no. of units .. ••.V, l>':' wm p: s&a :;.y ‘iliiftgf :r-'-iwfr • ■■ ■ ■ :,:'S’vi_: '-: . T;..-V’.'-S^ ■V4'! id iMHlproposallot line rearrangement only (no new buildingsubdivision for new building sites■ ir w ’1/i-inn csiti^s* existing unitsnumber of building sites. - - -new units . -r ^.sites I"l^w. iili ,1 *p]^oposed gross density minimum lot size: proposed use; (check)/_ _ _ _V total units units per/acres. < 'square feet dry buildable land residentialother (specify)_ _ _ ___ _ _ _^ Application fee per current ice ucheUulc:sketch pl^n only 2 lot prelim, plat1 Application completed2 plrelimlnaty Plat information on a certificate of survey1 Certified Property Ovmer s list o ovmers within 350' - from Hennepin Co. Dept, of Finance A-603 Govein- 4 ^amped"^ legal sited envelopes (/JW) pr^Ldiessed to each of the names on the above list. Additional iwprovemont i^jayiew fees per fee schedule $— $50.00150.00200.00 APPLICAllTS SIGNATURE owner's signature c —-- --- - - - -• I 11 infnrmation required or requested by Aoplicant hereby agrees to provide a r-itv Attorneyp Planning Commissionzoning Administrator City Engineo^ to pay ^BKBk :>*ms A* '■•yy •■'i.F.A C.: 4 I r* V :■•:-/.•< • i-.- V •V ■i ,i ^•. -A f.i 'mmm ■'i % y.r:yyy\^y:--..yy^ S’ ^.r t i ■ ‘C;r,*v >r'Rr/ ,v;. >?• ■> • "^5rnyy 4 V'S> » .V . ' a:•'^.t i h ...-, - » • • 1 r-■ y : V>^- V. iA m 1-^ 4 f i Ae mM 5 cvj M sij cn X :^S§|sf-4 2 M J. lioS M M Mi %n s OT Ziri lo X M 0 3 0^o cx n in •n X * K> Ui lU . Z O O K CM M M M a Millie!,^ m K ^ a ^ w w «0 O Ul lAl ^0400 Ul Qtft r o o < ft o ft < UJ CL kU CL IT O 2 X < ft < 2ft a H /7.nwir j'"!<^.:'f. es uildable land Lng) fcuL lec ychedule: $50.00 t 150.00 200.00 ed) + $lo/iot ont M . y: ^4 or resides ted by lining Conunission ar agrees to pay li 4 * I ■.'i I, • C: ■• •■ V ■!.. 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Vi----;--: ^ ;v- •• ..■.:''V. •• -IK ^ M mmm ■\ I ’•i. s 2 e «i M r ” o -J tri (9 tt ^ lA lA 2 til P M M HI «J cn XHiissf-4 2 M f-l >-ssi^sa O ^ H P M M ly ft lA X m ui uj «i lA o 19 P ^ P fO 2 O O M CM M M M X H« P ft ft ZH« < ^ M I a ft ft < p ft H M p X z p <CM _ _ N O O P > p o ly ly CM < p o 9 o M> X CM I ^ M LU CO o > u i-l X M •H *4 > P 3 «4 ^0 J 2 2 P X XP o o o Kl O -> -> 90 O X X li; o UI ou o a CM ft o O •J O -M M P UI ft CM X CM isi ID Z i Sluifl ui ui Z > > ^ Ui 4y lA ►- H Ch p p UI ^ P 9A ft p UI P N 0 ftsagUiMgg «• UI ^ g s UJ ftft r o UJft r225n < a Q O < ft o 2 Ui <O X Ui V N.< >- N < >• ft < Ui ft «< UJ Ck <^ ft X CL i j ft n ft LU ft 2 X ^o ? ^ f! ft n < X ft O M O X Xfi ^ 2 ft :t <a H ft O M Pp r CM M I ft P ft p p X ti: p u u M M ft ft UJ UIo o Ui UI ft ft u u. g 55 “S K H -J P p p ^ p 2 Z M MMX to p ie P o Kl O M ft < ft H^;3 p V »-i ft Cl -J M CM X CM 19 9A Z CM M I ft P ft M P M I O 3 £ ® X >- >- P CM P P O p p .J sf O O H P ft ft < Pu u z is^p p r r H p 2 p P M £ ^ o p o o ^ X P ft M M s: oM ft UI V O O H o -y M M X Cl o P zCM M • ft p a. M P M • P P P _ 9< O O o 3 ID 5S^ o o CM P CM I P M M I P P P Oo CM Kl CM 1 P CM P • CO f-l Mi P •J 9 P P ft X P HI M O M U I- ao H a ft M UJ o < p ____J p H H P < < § za o >1 E ca ID 2 < UI Ui t- ®a nil V V UJ p<<u p p P aM UI UI CM P CM ml M ft ^ X syS3 UJft r o ft ft o ft < IM ft Ui ft X “asS O I-£ Hit TO:Planning Commission Members FROM:Jeanne A. Mabusth, Zoning Administrator DATE:January 11, 1983 SUBJECT:#653 - Scott K. Goldsmith - 245 Old Crystal Bay Road Final Subdivision - Resolution The applicant has complied with all the conditions setforth by the City at preliminary approval and has submit^d all the required submittals. Mr. Goldsmith has submitted an amended version of our standard Flowage and Conservation easement. For the majority of changes are not substantive but involve addition for the purpose of clarity. The additions that staff has concern with are as follows: Amended Version C.No earth, loam, peat, gravel, soil or any other material or substance shall be moved or removed from the Land and there shall be no dredging or excavation of any nature whatsoever or any change of the topography of the Land without the written consent of Grantee, which consent shall not be unreasonably withheld. Original Version C.NO earth, loam, peat, gravel, soil or any other natural material or substance shall be moved or removed from the Land and there shall be no dredging or excavation of any nature whatsoever or any change of the topography or the Land without the writter consent of Grantee. The addition would negate several sections of our zoning code-- SoS?l'?^quLr “rar!anL''?n ^^dit!on\rrcoiS!tional®usl permit. V X #653 - S January Page 2 Amended ' 2.Grani for : IS nc privj of tt shal] chanr Original 2.Grant Grant to tr Goldsmit of the e< de ve lopnu drainage drainage of such i but that Creek Wat not be a] than it v Staff wouj additions Staff recG subject to resolution al Bay Road forth by the standard the Iditions )Ws: itural com the of any of the h consent atural rom the of any of the ing code— e code and use permit. “ Scott K. Goldsmith January 11, 1983 Page 2 Amended Version 2.^antors hereby grant. Quit Claim and convey to Grantee, easement for natural flowage purpose*s perpetual flowage easement and right and of thi water over and upon any or all h.n easemenf. riaht and privil^rr^ r^. in^de artificial increase, redirection ogchannelling of waters. - - - - --- --—, Original Version to trespass with water over and upon any or 111 I? thrilnl! appUcaIt*'iI%IIrfurjLt ‘'I high®dllsi?r drlilir ^l"°«®^*"tS^d«ir?hrough\lll?opIrirviI%te CrIek*^wItlfshId*'Dl.?®'^®J°^I®"^ permitted, that per Minnehahl not be”lllow»rt^«-« standards surface water/drainage would ® developed property at a greater rate than tt would as a vacant property. r at a greater rate approval of the plat Claire Addition rlsllltiol. and conditions setforth in the enclosed -:v ^ t. organs and adopts safe d for a stands of a s family variar of the the Ci Hennep afores Countv rantee, purposes ght and y or all nd privilege n or ^3y to rf-d privilege P the Land. Le purpose 1 density nes of surface ^ via the possibility i not likely ic Minnehaha iage would Iter rate lendments or e Addition enclosed A RESOLUTION APPROVING THE PLAT OF CLAIRE ADDITION WHEREAS, the City of Orono is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, the City Council of the City of Orono has adopted subdivision regulations for the orderly, economic and safe development of land within the City; and WHEREAS, the City Council has considered the application for a subdivision plat by Scott K. Goldsmith, the subdivider; and WHEREAS, the subdivision has been found to meet all standards of the RR-IB Zoning District finding that each lot is of a size and configuration that will allow its use as a single family residence to be located without the need of any setback variances; and WHEREAS, the subdivider has completed all requirements of the platting regulations of the City, including: 1. Dedication on the plat of drainage and utility easements. 2.Dedication on the plat of right of way for a public road, shown as Old Crystal Bay Road. 3.Dedication to the City of a Flowage c* nd Conservation Easement providing for limitations on the use of wet­ lands and/or drainageways described therein and shown on the plat as "drainage easements". 4. Payment to the City of a Park Dedication Fee in the amount of $100.00. 5.Payment to the City for the legal review and recording of the plat and all documents related thereto in the eunount of $75.00. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Orono hereby approves the plat of Claire Addition, Hennepin County, Minnesota, subject to the condition that the aforesaid plat shall be filed by the City of Orono with the Hennepin County Recorder's Office on or before July 24, 1983 together with ■A ‘ ■ /. t • i 4 aS'J - f f a' * ■: T a c( copj The has it V Oror Date ATTE Albe >rporation Minnesota; >no has lomic and i application livider; and neet all ich lot is 5 a single { setback squirements itility for a oad. Conservation he use of wet- rein and shown n Fee in the w and recording hereto in the y Council of Addition, that the th the Hennepin ogether with ■ipp • • 'M. % I 1 E V'^ a certified original copy of this Resolution and executed copies of the document noted above. The approval granted by this Resolution shall expire if the plat has not been filed by the date specified above, in that event, it will be necessary to file a new application with the City of Orono for subdivision review. Dated this day of 1983. Mary c. Butler, Mayor ATTEST: Alberta M. Strom, City Clerk A.,- > - .4- i- ■-:* . 0 m - M' THIS IND ^ heirs referred to as cessors and ass State of Minnes WITNESSE of One Dollar ( grant, gift, qv: and Grantor(s) development. un the following d Minnesota: as follows: 1. Graj A. No i upon, above, o: fireplaces, st< whatsoever, or the natural st. B. No cut or removed of Grantee. C. No material or su there shall be any change of of Grantee. D. No landfill shall trash or garba E. No which will not and no use whi water conserve wildlife habit water situated executed pire if the plat In that event, ith the City of /or mm I Ai < • •• *. ? - ^ 4 ■:::hH:; jL AND WAIVER OF DAMAGESTHIS INDENTURE, made and entered into this,19 » hy and between day of - - - - - -"KeirsT assigns, successors (hereinafter collectively referred' to as the Grantor (s) ) and the City of Orono, , cessors and assigns, a municipal corporation under the laws of the State of Minnesota (hereinafter referred to as the Grantee). WITNESSETH, Grantor(s), for and in consideration of the s of One Dollar ($1.00) and other valuable consideration, hereby covenan , aLS? Sift? quit claim and convey to Grantee the right to restrict ISd GraStSr(s? agree to limit and preclude the use, improvement and development, under the conditions and covenants herein conuained, the following described Land in the County of Hennepin and State of Minnesota: as follows: 1, G'^antor(s) hereby covenant and agree (s): the natural state of the Land. B. No trees, shrubs or other vegetation shall be destroyed, cut or removed from the Land except as authorized by written consent of Grantee. C. NO earth, loam, peat, gravel, soil or any other natural material or substance shall be moved or removed from the Land and there shall be no dredging or excavation of any nature any change of the topography of the Land without the writt of Grantee. D. No soil, sand, gravel or other substance or material landfill shall be placed, dumped or stored upon the trash or garbage shall be placed, diunped or stored upon the Land. E. No use shall be made of the .Land except uses, if any, which will not chance or alter the natural condition of the Land, and no use which would tend to change the drainage, flood control, water conservation, erosion control, soil conservation, fish and wildlife habitat characteristics shall be made of the Land or tne water situated thereon. j i"*. •• ■ >-v .. F. Grantee may enter upon the Land for the purposes ofinspection and enforcement of the covenants contained herein and to cause to be removed from the Land without any liability any structures, uses, materials, substances, or unnatural matter inconsistent with the covenants contained herein and the natural state of the Land. :• Li 2. Grantor(s) hereby grant, gift, quit claim and convey to Grantee, a perpetual flowage easement and right and privilege to trespass with water over and upon any or all of the Land. 3. Grantor(s) herein do hereby remiss, release, acquit and forever discharge, forever, the Grantee and any and all of its ®^^icers and employees of and from any and all claims, demands or causes of action of any kind or nature whatsoever which may arise or accrue by virtue of any flowage or trespass with water within terms of these agreements. In addition to any other remedy the Grantee may have, the covenants and restrictions contained herein may be enforced by injunction. Grantor(s) do not intend that the public should have any interest in the above land by virtue of this indenture or otherwise, except as hereinabove set forth. The Grantor(s) herein certify that the land herein described are free and clear of all encumbrances except: All provisions hereof shall run with the land and shall extend to and bind the heirs, successors, representatives, grantees or assigns of the respective parties hereto. STATE OF MINNESOTA ) ) SS • COUNTY OF HENNEPIN ) „ . ^ -I- II _ __ _ _ _ _ _ _ _f 15_ _, before me, aNotary Public within and for said county and State, personally appeared ^ ^ known to me to be the person(s) described in and who executed the instrument, and acknowledged that they executed said instrument as their own free act and deed. Notary Public State Deed Tax Due Hereon: Exempt This instrument was drafted by: POPHAM, HAIK, SCHNOBRICH, KAUFMAN & DOTY, Ltd. 4344 IDS Center, Minneapolis, MN 55402 (612) 335-9331 TO: FROM: DATE: SUBJECl Review applica pending Plannin List of Exhibit Exhibit Exhibit Briefly riparia of resi Our job I have I recom Zoning up with involve The Lak shoreli the kee such ou Review and to structures, : with •and. 'ey to f to TO;Planning Coininission Members FROM;Jeanne A. Mabusth, Zoning Administrator DATE;January 13, 1983 SUBJECT;#715 - Victor F, Norton - 3580 Bayside Road Preliminary Subdivision ^®view of Application ~ Planning Commission tabled action on the application at their November 15, 1982 and December 6, 1982 meetings pending further review of Commission members. Planning Commission Action - recoirjnendation for approval or denial List of Exhibits; Exhibit A Exhibit B Exhibit C Plan of proposed division Zoning Administrator's memo Plat map - December 2, 1982 Briefly to review, this application involves the division of a o^tlot 32,900 sf. in area. This is not a subdivision of residential lots but the division of a riparian outlet. Our job is to establish new criteria to facilitate the review. I have enclosed my previous memo that contains criteria that I recommend. i asked the Planning Commission to review the Zoning Code and Comprehensive Plan to see if they could come up with others. Think back to earlier reviews that may have involved similar considerations. The Lake Minnetonka Conservation District code requires 50* of shoreline for each boat. Parcel B, as proposed, will permit the keeping of four boats. What about the storage of boats on such outlets? Review of standards cited at our last meeting: 1. The riparian outlet can only be in joint ownership with a developed residential lot. 2. Recommended maximum distance between riparian and homestead lot - 200*-300* riparian. aai- #715 - V January Page 2 3. Requ DNR 4. Lake zoni 5. No i not 6. The exec Staff r< To recoi Norton < purpose 1. Eac 2. Eac res toad :ion on the I 1982 meetings ral or denial 1982 lion of a division lot. review, a that w the d come ay have s 50 * of permit boats on with homestead mm ^ v;;; mm mm - ,1 1^4 #715 - Victor F. Norton January 13, 1983 Page 2 3. 4. 5. 6. Lakeshore frontage must satisfy width standard of relative zoning district. No structures allowed on such outlets except for a lock box Sot ^exceed 3’- 4* in height and 200 sf. m area. The creation and ownership of such ”j;“ require the execution of special lot combination agreements. Staff recommendation To recommend approval of the metes and 1. Each lot has sufficient depth to permit safe use. 2. Each lot has shoreline to permit the construction of a residential dock. 3. The riparian outlet is 66' from the homestead lot. such approval is subject to the following conditions: 1. NO accessory structure/sheds shall be constructed on newly created Parcel B except for a residential dock and lock box 2. Balgaard shall execute a special lot combination agreement upon approval of the division. \i t' i iJK "1 ,,4 ^ L^ik*s.J ■ ra . .-i •* I 1] i mm IrV: J TO: FROM; DATE: SUBJECT: Review o; Planning I have e over spe First, t of an ap an appli Council The appl and the no othei outlets. owned ii allowed within ! forfeit public 1 We will appears type of the env For Exa 1 - If loc 2 - The min 3 - LaV rel le relative a lock box a. equire the >n of Victor the sole igs: 1 of a t. d on newly nd lock box. agreement wmlm l’ i [A . TO: FROM: DATE: SUBJECT: Planning Connnission Jeanne A. Mabusth, Zoning Administrator December 2, 1982 #715 Victor E. Norton, 3580 Bayside Road Subdivision - Preliminary Review of Application - further impuL from staff. Planning Commission Action - ^='^J;°g/"/revie°"c°iter^ used to deny or approve division. from Mr Norton citing his concern L^rspiri^nrtstufs^raL^fover speuj.j..«.v -- - - - - w-i*i-v First, the Orono staff makes "°^f^“^S^is°”at%o°the''feasibility of an’application. an^knlwledge of previous Mi'"tfon."Tua°r?y!Vif t^not one of our usual applicatxons. The application involves ^jf^f^Jfgf^^ajje^use'^unit! I know of and the approving of divisions of existing riparianno other application involving a existing riparian outlotSutlots. in the Bayside ®=ach plat an existing owned in common with other contigu ^ another homeownerallowed to remain as an outlot for ’^osale^to 1^rfeit'io°ts thtfare1o'"!n length and 33’ deep for future public use. Me will need to review existing ®^?"g®^g®appiiclble"for this appears reasonable. ^T^^^^^^^^Q-j^i-ehensive Plan specifically %renviron^in?arsection. LR-IA zoning district. LMCD codes. For Example: , 1 rp oiirlot is created, the homestead lot must be iLated within 200’, 400', 600’ of outlot.locaceu wiuiij.it .-w- , . , ^ 4.u^ 2 - The average depth of the lot must at least meet the minimum DNR standard of 33 .miniTnum Uiw 3wet.™*- * c 3 - Lakeshore frontage must satisfy width standard of relative zoning district. ’T— * V //71!PageSube Liminary n on the pending based used to lis concern rision. acceptability feasibility of previous applications. Lot ow of parian an outlot ies was meowner 1 tax ture \ what • this fically codes« y/715 Victor NortonPage 2Subdivision . No structures or box structure not to exceeu 20 sf in area.5 require"sre=ial lot corabination agreen.ents «hen such ^ ■ Sship patterns are created.OWnei.=>»-«-t' r- - - , Parcel A Sis°IoO'"of“akethole a^'a^ aver age depth'of°30- to IS'! tL deptrof the outlot widens as yo-. go northward.go nortnwara. strongly, recon^ends approving As for requiring a plat, t ® P ^ platted there may be tnore^ 5;oSs.v, and bounds description would run elevation. The feed establfsh f fixed shoreline point does not appear issue for this review.issue ror uuj.o i.^va.www. Th, PUmln. Co»i..l=r. for accidents, Ind'^if you’^ask for it how wide of ayou make a recommendation ana iryo corridor is to be required 20 , 50 , _ _ _ COti WW j ,-v.ia aonlication your findings should If you propose to deny this appiicaci :/ covlr some of the following criteria. - Negative precedent setting. rhat would be detrimental to thfpublifheluh! sSety and welfare. If strict determination of LR-IA standard need to approve several variances. a lock tit or uch ed depth I average as you ds approving le tnore I time in the ites and bounds i metes »line and 1. The pear an egarding need t is located ;allY impossible would ; potential ig Commission Lde oi a gs should imental to to it’/■ i I I 1.^ h ' '4. r j 1 i TO:Planning Commission Members FROM:Jeanne A. Mabusth, Zoning Administrator DATE:January 12, 1983 SUBJECT:#720 - Doug deMalignon - 925 Willow Drive South Variance Planning Commission action—second review meeting - action of Planning Commission for denial or approval List of Exhibits Exhibit A - Application Exhibit B - Survey of Subdivision Exhibit C - Plat Map Exhibit D - Applicant's sketch - Johnston's French Lake Review of Application After-the-fact portion - 8' garden trellis erected in front yard Proposed portion - 8' privacy fence in front yard Pertinent Ordinance a) 31.433 non-encorachments Allowed height for fence front yard proposed height variance 3.5' 8.0* 4.5' or 128% Mr. deMalignon has installed an 3’ garden trellis for vine-like shrubs growing in his front yard. The trellis is located 3' to 4* off the street right of way (private road outlet - French Lake Road). The applicant wants to erect an 8' high stockade fence between the road right of way and the existing trellis per the applicant's sketch (Exhibit D). The private road ends at a cul de sac with four residential lots between the subject lot and the . 1 de sac. The access at the west end near the garages will be closed off. Planning Commission delayed action on deMalignon's application pending review of the City Engineer. Cook has inspected the site and finds that an 8' fence placed approximately 30-40' from the east access location with a 3' setback off the right of way would provide adequate sighting distance from the crest of the hill at a 30 mph posted speed. Private roads are posted at 30 mph speed limits. At a 30 mph speed, a sight distance of 200' is required to meet all safety standards. #720JanuaPage I hav the e shown of Lo Now t; must Our Zi fence: setba< the h( standi per o] prope] 37.09( reside ar Ic wh SF If we the ap •. .we landsc garden Rememb charac findin 2 South 'ion of liake front yard rine-like :ed 3' to 4 * inch Lake Road)• between applicant's sac with .1 de sac. »sed off. .ication (d the site from the f way would le hill at n^h speed ( required -■■■ *■ .. #720 - Doug deMalignon January 12, 1983 Page 2 I have rechecked the original survey of the property finding the east access does not access through the neighboring lot as shown on applicant's sketch, but is contained within the boundaries of Lot 1 (see Exhibit B). Now that the safety question has been answered, Planning Commission must return to the pure zoning issues. Our zoning code establishes a height standard for front yard fences at 3.5’, The code fails to give specific guidelines for setbacks for front yard fences (accessory structures) that exceed the height limitations. You may review 37.100 that gives the standards for required screening fences. Although it would appeal, per ordinance 37.090,a screening fence is not required for this property. Review Exhibit B again. 37.090. Screening Required. Screening shall be required in residential zones where: any off-street parking area which contains more than four parking spaces and is within 30 feet of an adjoining residential lot line, and b) where the driveway to a parking area of more than six parking spaces is within 15 feet of an adjoining residential lot line. If we are to grant a variance, what are the hardships claimed of the applicant. On the application, deMalignon claims the following: "...we would have to destroy almost one-half the area of our extensively landscaped front yard garden- -it is unreasonable to have our garden destroyed for no practical reason." Remember, a hardship must be a unique feature or physicial characteristic related to the property. Can you make the following fxnaings: The special conditions applying to the structure or land in question are peculiar to such property or immediately surrounding property and do not apply generally to other land or structures in the district in which said land is located. The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant. The granting of the proposed variance will not in any way impair the public health, safety, .comfort, morals or general welfare. #720 - January Page 3 The to Zon The con dem If the on the that ev of way If the Options a) App; plai b) App: 1. 2. 3. 4. finding ng lot as the boundaries ing Commission nt yard elines for that exceed ives the would appeal, d for this ired in lan four Lng residential six parking Lai lot line. claimed of the fo1lowing; of our extensively have our Lcial the following land in :ely surrounding or structures he preservation he applicant. any way impair ral welfare. #720 - Doug deMalignon January 12, 1983 Page 3 Options of approval: The granting of the proposed variance will not be contrary to the intent of the Comprehensive Land Use Plan or the Zoning Code. The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrated hardships or difficulties. If the application is to be denied, you must base your findings on the above criteria and recommend that if screening is desired, that evergreens, etc. may be planted along the edge of the right of way providing adequate screening off a private road. If the application be approved, refer to the same criteria. a) Approve for trellis only - once again strongly suggest plantings for screening. Approval for both trellis and privacy fence require the following; 1. 2. 3. 4. cl off west access limxu ^ence height to 6', 7', 8’__ _ fence must be located at a minimum of 50' from east access fence must be located 3' off right of way r;..: *• . V \ •• • •• K. mtrary the as a leviate indings desired, he right criteria. the following: ast access TO: FROM: DATE: SUBJEC1 Plannir informc List oi Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit In 197] a one-c see Ext contrac (Primus 1978, V During five ac that tt If the larger and adc Based c the owr owner, applies and ai: a -o' i J i ; •«« /• •** I —---------------^ . . ; j ; DEC - M9K '![V O'- i';; WKSSm '. ^ i-fr*l|»k .i'v h: , ::mm u OBr 'A ‘■■if : 4# i i »!, 4 la a .f II--’^ V TO:Planning Commission Members FROM:Jeanne A. Mabusth, Zoning Administrator DATE:January 13, 1983 SUBJECT:#722 - Ski Tonka, Inc. - 4740 Bayside Road Variance Planning Commission Action — tabled pending receipt of additional information from applicant. List of Exhibits: Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Exhibit F Application Property owners list Plat map Council Minutes - October 26, 1971 Olson letter - October 21, 1982 Survey In 1971, the City approved a division for Lee Primus creating a one~acre parcel (4740 Bayside Road, now owned by the Dunns, see Exhibit D). In that same year, the property was sold on a contract for deed. The property was conveyed back to Ski Tonka (Primus) in 1974 and remained in Ski Tonka's ownership until 1978, when it was sold to the present owner. During that four-year period, the property was rezoned to RR-IA, five acre minimum lot srze. It was during that four-year period that the property was subject to all common ownership standards. If the subject property was to be resold and separated from the larger parcel, there should have been a division giving 4740 Bayside and additional four acres. Rased on the special circumstances that surrounded the history of the ownership of the one-acre parcel, staff has asked the original owner. Ski Tonka, to file merely a lot area and lot width variance^ application to reconcile the long standing issue of common ownership and allow ski Tonka to sell the larger parcel to the north. #722 - January Page 2 Septic the te that t The en the no drainf Issues additional reating Dunns, old on a Ski Tonka until to RR-IA, ear period standards. from the g 4740 Bayside history of the original dth variance romon ownership orth. . ■ *. v :' • . n‘- ■ . : --m ■, r>. ■■ T ■., ■ 7*,I m • •• i N #722 - Ski Tonka January 13, 1983 Page 2 septic testing has currfn^ ^lllt^testl^r-rbcLfdo^^^ Thursday, January 13. 1983. The en=l°s®<*.®"^^=^_®thrboundlries^of^740^BaysiL^Road!^ The ^aiSfi^VSeVt'^h: ^^^u^rd'^^ethLfof 10 • f^on. all lot lines. issues for consideration: "• ll c$la?e%"nlw parcel'fof co^^natfon iith t^^substanSI?^ Dunn property? a) Four acres to bring lot size up to code per Ordinance 34.742. one acre to satisfy minimum lot area standard for rural, unsewered properties.nsU “.S5t.n:r2;» property. d) Require no subdivision. Itandtrd and rI?uried^to'ftt or'igfna! ISner'be “subject trcon^on ownership standards? 3. Does the length of time the lot was retained by the owners 1974- 1978 have any bearing on the issue. ^ershlp'^nd "changf !n°:oringTrlor?l s:?rhave'any°S:^"ing on the case ? om 202 and 31.203 for background onReview Ordinances 31.201, 31. common ownership standards. I ■mSr-;..■tf ■ ill vr. Cwith the f„n poerhauser. c Searles. Cou Councilman .ic Fraazel moved ‘iinutes of t,i be appr, Praiizol Moved •Minutes of tn 1371. bo a.pr, Ayes (4) . ;ja: Searles moved request of Do; Koad. for a c< ® Ciiniiiiej^ 5^ij Conservation ] iinnehaiia Crec limiting permi from the lake. Ayes (4) - :iay Searles moved request of l/ii for a variajice Ayes (4) - .>fay; Searles moved, request of Lee for a division Ayes (4) - dayi Searles moved. Resolution f4ii Tiio ifetropolitj The ViUaU Of Ayes (4) - Nays Dorn moved. Fra Resolution #416 'A Study Of Tran: ’linnetojika Area Ayes (3) --Ways out of tac room. o receive vmer , Dunn, 83. ited to id. The ,ot lines. i arrangement 3Standard finance for rural. te demands hin the Dunn ler one zoning ibject to common tie owners 19*74- the common any bearing ground on % mm: October 26. loh Council.“>»ovo date Ol>erliauser ^Cn P*’®*®"*: .layor Searles Pranzel. aiid S”'*', . a,« ,|,„ 1971 ^ Special icetiiig of October n 71. be approved. Jotion, Ayes (-1) - wlys^Jo). t •liniites s®c®nded, t.iat the 1971, be anprove^'^a^®’’ October 12, Ayos (4) . «ays (0}! iotion. request of'^Donald'^a*'^^ seconded, that the «oad, for a conditional a cnAnuel, subiecJ ?n I* f®®. POrrait to dredqa Conservation District ‘'state^of®-'*''® anneaaha Creek Watersl.Pd f annesota and ,'linitiuq permit to only fii? from the lake, be anprLed^* " 7’«’’°ved Ayes (4) - lays approved. lotion. request or®iiiiJ®"f.^^®®®°«‘‘|^. t->® Ayes ‘‘(4r-“"ays (SjfPP’^®'^®'*.' .lotiM; rlqSe” oTuI t‘*® for a division k«”**^*' 4 740 Oayside Road Ayes (4rr5S;;i be^approvod. 'lotiou,®®'' Resolution ’^»4is ’'T*RlLi®??'‘'’®‘'*The >'letropolitan Appealing The ViUaSe Of Srono Allocations Ayes (4) :• Nays (?)?' ‘*® •“‘®P‘®‘‘* '"»»■ 7:30 P.:i, ..liWUTiiS October li. 1972 To lotion. Dorn fiioved . Pran74»i 1 Resolution #416, A Peso?*'fr*^' 'A Study Of Transportat?«“'^i“"d*l‘®'’9 For •linnetonka Area!^bl^?^i»', ^*®‘'®. *" I"*® lake Ayes (3) -Wayl'(S? 'cH®". ' out of tno room. ^ Obor.iansor ■ 'I.'JUTES October 12. 1971 COWDITIOWAL USE PEk.;iT 2o60 Casco Point Hoad VARlA.^Ci: 577 Park Lane \/ OlVISICM 4 740 Baysio' Road RBSOtOTION #4IS iletropolitan Sewer Cost RESOLUTION #416 Transportation Study r .j-grr 4- '^■4 "-I'':*' li■ 1^; ‘ ji: v' V fcy: » ^ 'J te a ' r ;- - i: A • '-/i ■ ^'4- •_:•• - f i f * i] y .:f ■, ^ • ^V‘* ' T ' , a^i f ' • •* r • *‘J •V. V 4tM -*« Mr. Jar. Thomser Suite ] 7250 Fi Edina, Re: Si Dear M. This rr.' the Pr The Ci inquir VJe had The Cl the pa common per dvi approx 5 acre The pi subdi^ 31-llJ inclu': The p3 parce. is ali drain Primu parce as th I hop staff you c Since City HI ItUIX* * * XSSkSSI ■ V, 'T 11, 1971 r 12. 1971 ro.VAL USE P£[^:iT IS CO Point iload < Lane sia' Road 9N #41S Ltan Sower Cost N #416 ation Study I* ^AV‘>CITY of ORONO r,.., OllK. U6.C>s.a. lla,. Mmn,«.ta OKce. 9 9 On the Surth Shore of Lake Minnet' \a Octobc'r 21, 193- Bouquet, ii Van ValkenburgMr. James Van Valkenburg Thomsen, Nybeck. Johnson, Suite 1027250 France Avenue aoutn Edina, MN 55435 Re: Ski Tonka letter 10-13-82 Dear Mr. Van Valkenburg: Si%sS"?r»;rw tS.s5 s;r.fs! ssi:" ^•L A ^ vfsa’-s had several 5.;.formal The City has over the } ^he "Ski Tonka" property. VJe'*tod'not''haranylolmal application made. The Caty staff has fo^.-a?“„l5-:wn^rU^rri:s! The f-rvTsirns^t^l^L^ rp^rfvl^^tS?t^"=r^^fe oTtll lots of less than 5 acres. The property at 4520 f " If lir-2f IroSSt.^of isifn'ff tie ler,l parcel must therefore include 5 acres for this residence. The property at ^^af ownid ifSoimon by^Primus. ?> i -e ff foL^^u^e^?fof IsTo ffelocation^of ^e^-ptic^s.^^m drainfield for this . , aoolication for the larger Primus property. Any ^-^rshio situation as wellparcel must address this corrjr.on ownership situatix ^ as the practical drainfield problems. I hope the above answers y°"^^"?3’'a°y®pian3 f^f subdivLion staff is ready to meet and discuss y P you or your clients may have. an Olson City Planner HtitOi't** 4M 7ij7 ,\SSI SSIM. 9 cc: nruce D. Malkerson, City Attorney Jeanne A. Mabustn.^ Zoninq^Ad^^^^^ \|)MIMSIK^IIUN A * •* 1 V ariancc Skekh For Pttium Rtopemy Parccl 244-0 JAN. 4,198S isMm ;/yV.,V- _ - •• ; 'i' '*■ ^ «*#.’■■ :•* 'v '•: |V • • <* >.-* ■ u;r-i iir^i mm i L- fSi /f’r ’► ‘it ■y ,k I:l I'-ii 14- S TO; FROM DATE SUBJ Zoni Area Appl Plar All thr€ Henr StaJ but witl a p] wii: hav< arri assi had alo; the A p lOPCItTIf ntAii - - - -■y:/' L -*f- '983 123S0RwwNai»Mnl jw-mm mm &M 1HSSfe:- I te i I 1 # •It: s^. TO: FROM: DATE: SUBJECT: Planning Commission Members Jeanne A. Mabusth, Zoning Administrator January 13, 1983 #723 - Ski Tonka, Inc. - 4520 Bayside Road Preliminary Subdivision Zonincj District - RR-IA - Five-acre minimum lots Area - 37.3 acres (wetlands = 8.6 dry - 28./) action required three*'lots^mSst®be^?fviewed^by^the°Lnnepin County Highway Department. Sennipin county Highway Department will review the proposed plat. Staff does not normally request septic testing for such but LcauL of ?he sevLe Slopes and large wetlands area located within Lot 1 we asked that septic testing be completed for both rptttctptl ^nS altetnate system. The tests proved negative and will require a realignment of lot lines. Review my sketch. I have been advised that the surveyor ^ina toarranaement. Once again, we have asked for septic testing to tssu?ITsUe ?Sran^lt4rnate system. The existing house has 3ust had a new septic system installed. We will ask that the 300 wid along Bayside be maintained and that all existing struc ures e the required setbacks. A public hearing will be scheduled for the plat on February 7, 1983 - A 0. L'V i ■ V P h . !l TO: FROM: DATE: SUBJEC Zoning Applic Area - Planni The ap Owens. The su to be outlot Lot 1 develo envelo lots a standa envelo Lot 3 All ex all ne' Based « the ex. court i ask th. to roee^ The wei asking the th] pi : X ?'■ Road >n required ;esses to all lighway Department )roposed plat. ich large lots ire a located :ed for both legative and sketch. I i type of »sting to house has just the 300 * width ructures meet February 7, 1983. ■ m n :• 'Li •i;. V TO; FROM: DATE: Planning Commission Members Jeanne A. Mabusth, Zoning Administrator January 13, 1983 SUBJECT:#724 - Bruce B. Dayton - 640 Old Long Lake Road Preliminary Subdivision Plat - four lots Zoning District - RR-IB Application - Subdivision - Area - 25.75 acres Planning Commission Action - Work session, no action required The application involves the 25 acre property once owned by Robert Owens. The property has been recently purchased by Bruce Dayton. The subdivision consists of three residential lots and one outlet to be combined with Dayton's property to the north and east of the outlet. Lot 1 contains the former Owens house. Lots 2 & 3 are being developed for resale. Lots 2 & 3 have somewhat limited building envelopes created by the large wetlands area to the south. The lots are elongated and irregular in shape but the 200* lot width standard appears to be fairly consistent throughout the building envelopes. I would recommend realigning the lot lines so that Lot 3 contains the two acres of dry contiguous land. All existing structures on Lot 1 meet the required setback from all newly created lot lines. Based on Gaffron's report, we will ask the surveyor to confirm the exact location of the drainfield to the south of the tennis court on Lot 1. if the lines are placed as he recalls, we will ask that the shared lot line between Lots 1 & 2 be realigned to meet the required 10* setback for drainfields from all lot lines. The wetlands area must be designated on the plat. We recommend asking for the customary flowage.and conservation easement over the three-plus acre wetlands area. Ip V #724 Janua Page The e Engir to tl makir road plans driv€ Outlc dens: recoi the i issu< appr< ze Road squired id by Robert ice Dayton, one outlet east of the being I building ith. The lot width i building so that >ack from ;onf irm le tennis r we will .igned ill lot lines. recommend nent over ¥ r Ti* I 4 'V-' 5V.' #724 - Bruce Dayton January 13, 1983 Page 2 The existing paved road is approximately 18'rMy-rss L“.;r sf driveway. outlet A will remain an open space area a potential developed density °f ®^^^°‘®;iorwidtrforfoii residential lots (note tte°STiSt!ng tousS to the south also- uses the private driveway). issues to be resolved prior to recommendation of preliminary approval by Planning Commission; 1. location of drainfield lines on Lot 1 and determine if there is a need to realign proposed lot line. 2. adjust lot line between Lots 2 & 3 to meet two acres of dry contiguous standard. 3. determination of road outlet width and need for cul de sac. r • CITY OF ORONO SUBDIVISION A APPLICANT Nam Mai Add property Nami OWNERS Mai Add (At PROPERTY LOCA' Stri Leg< (PII iSXISTING LAND Numt Dev( Pres Pres m •••r, •; V 'I • ■ . ................ . - . - • -, • • : v’ p'^-. ; :: wmmmm fyy m ; y: ^r: rv:v4*r:V: f!' • *. » . • •■* i City )n as EerLe. The Licant privateal developed to a s (note e driveway).minarye if there es of dry il de sac ROPOSALCITY OF ORONO SUBDIVISION APPLICATION FORM #724date rec'dee recAPPLICANT Name ^ Telephone 3*3 ovoMailingAddressj.fNcu /j3uAn>er 3is >-■. (Ajnyznrfl 6'S39JPROPERTYName/QRocft . 3. Telephone yo 3 -099«)OWNERS MailingAddress fiUSS i Co 04 0 40n/i fiO.Zfi/ce(Attach list of more than one)PROPERTY LOCATIONStreet Address ^Vc 010 lohJb (^0 Jiohtb Lf^/cn 3'^3SCLegal Description(PID)3(e> 1182^332 000 1 ii:xiSTING LAND USE Number of Tax Parcels Development Size i Present Use (check) Acres Dry Land Acres Wet Land Acres Total, all parcels Residential; no. of units Other (specify) _ _ _ _ _ _ / Present Zoning Dist.na'io mmm numprominpro1INIMUM MATER Must be submApplication Preliminary a certifica Certified P owners with Co. Dept, o nient Center Stamped, le pre-.iddress the above 1 pplicant her he Zoning Ad nd Council n 11 additiona o rec*d /«. Jls-V<tV ,)Tih n3 - So^o •>f»:i? ujnyznre* o b'5 9/ ) 3 - 09 7*)■!».IfiKn ^SS^C .i'B' parcels of units i 'vr.r-.i v.'''.■■.'v^';-, ,;\V. . •'• V.'!^; •’ V ■ •■•••■ . ".-:h .. ••••«.*:. ;^\v-.:Vm! ■^'rry-:!- ' >v tV.-.''f- . . .' ■ '■ ■ ': /• ‘ ; : ;•>>■ ; VV / ' ■• •••• ■ ^ ■.; / . t ■i‘ ^ ;; ■ in ■■ 11 \ \- ■■■ •: -. y' ■■' : V >-\.y mmmmmmm'ROPOSAL lot line rearrangement only (no new building sites)_ _ _ subdivision for new building sitesnumber of building sites: / existing unitsVproposed gross density minimum lot size: proposed use: (check)_ new units _ total units[_ units per acres_ _ square feet dry buildable landresidential_ _ other (specify) _ _ _ _ _ _ _ _ _ _IINIMUM MATERIAL NECESSARY FOR COMPLETE APPLICATION Must be submitted 10 days prior to Planning Commission meeting)1.2. B-i '■:V:0 3. '4. Application completed Preliminary Plat information on a certificate of survey Certified Property Owner’s list of owners within 350' - from Hennepin Co. Dept, of Finance A-603 Govern- ment Center ^ Stamped* legal sized envelopes (#10) pre-addressed to each of the names on the above list. 5. Application fee per current fee schedule:* sketch plan only $50.00_ _ _ 2 lot prelim, plat 150.00200.00 + $10/lot3+ lot prelim, plat (sketch plan included) Additional improvement review fees per fee schedule $ lATE i^a 53 APPLICANTS SIGNATURE '^3. r)o^ >ATE > V ^ ^ OWNER*S SIGNATURE > ^ /-.I c \ pplleant hereby agrees to provide all information required or reques'ted by ion pay he Zoning Administrator, City Engineer, City Attorney, Planning Commission nd Council necessary to process this application and further agrees no p 11 additional fees established by ordinance. mmi'W. .«■ :V,w;.,,:r.;rff-:.:';-' .v-. r ■ ■ • fly ; • ■ ii>‘» • ■. '-i ' ■■: 4.C4S-i':444. ^^4;..- ■. • .'• .j::v--:Ay-4:r=V •■ •.;;. ..-.vVv-v -4- i-4:-.. ■■ •=:■;•>■ ^- ;\,:-v--'i v’4'v-v • ■■• 4 ^" • ^ ;- •■■•••■,::;■•;-■••/ V r'^A\ ■ • ■ -V, ^ ■••■:’• -r-'- V\--S ■?■■ ■.■■■■- 4; : '..v, :. , TO; FROM; DATE; SUBJECT I have followi Lot 1 i was in May 30, in desi accepta over th believe tennis lot lir to prof No addJ nearly properl alterm testinc Lot 2 Soils • for St the lo about drainf a line area a setbac Lot 3 Soils Lot 2, Steep ensure with e contic MM \ \9s ^ r. \ y-m a.', , ■ r^* . M . y M f ^ X' ■■■l:iilftJx TO: FROM: DATE: SUBJECT: Jeanne A. Mabusth, Zoning Administrator Michael P. Gaffron, Septic System Inspector January 5, 1983 soils and Site Evaluation for Septic Systems Bruce Dayton Proposal - 640 Old Long Lake Roa I have reviewed the information submitted and wish to make the following comments: Lot 1 includes existing house ^^l^spe^Uon'or™ was in °P|”‘’^®^|''eiis°ing"system is probably somewhat substandard acceptably. Note that /'^'^^'^®^^s''tnlicated that he over the line into , , lines parallel the south end of the believes one or two ?tr^a If they exist, the tennis court; these have not bee setback from drainfieldlot line should be moved south to keep a iu seto to property lines. _ ... 14-i-na4*<a c 11® was donc • However» the No additional testing for an , soils found throughout the nearly five-acre lot and ^ , ^^32 should allow for suitable property in testing done y} need to require additionalalternate sites for drainfield. I see no neeu testing on this lot. Lot 2 - Approximately 2.8 lp?^« suitable soils at the tested sites were the Luth limits the location of drainfields on the lot, as d Ixisting about 20% across the „°t'gt^the^north end may necessitate drainfield lines near the tenn r»r»r»firmed Enough suitable a line shift when their location pTtc4d ^e?!ng sanitary area appears remaining so that a well can oe px setbacks on the lot. Lot 3 - About 1.7 acres dry buildable °°"tiguous.^,^^,^^^^_ soils on Lot 3 appear well suited slopes are not as rtLp'af!n"toi^2^ c«e?ul site problem contiguous land is less than two acres. r ector ;y stems .ake Road make the septic system ►pection of ; substandard .oning i drainfield i that he 1 end of the sxist, the rom drainfield However, [hout the )W for suitable [uire additional IS. iar suitable juth limits p slope of existing imay necessitate Dugh suitable eting sanitary Ids. As in are not as in order to see no problem the dry