The URL can be used to link to this page

Home My WebLink About1986-07-16 Preliminary Subdivision GrantedTT TO: Mayor Butler ! is ITEM EM 04AS BEEN Mark Bernhardson, City Administrator �� Orono Council Members Planning Commission Members FROM: Jeanne A. Mabusth, Zoning Administrator DATE: July 16, 1986 SOBJ: #1047 Dennis Kumlin, 2665 Fox Street - Preliminary Subdivision Applicant was granted preliminary approval of a 2 lot plat of the subject property on October 15, ,"84 - application expired October 15, 1985 (review exhibit H). Zoning District - RR-lB Current Application - a) Subdivision - Plat - 3 Lots Area: Total = 7.49 acres Wet = .21 acres Dry = 7.28 acres b) Variance to required lot width along public road by proposing use of a private road to serve all three lots. List of Exhibits - A - Application B - Property Owners List C - Plat Map D - Staff sketch E - Watershed Drainage Patterns F - Wetlands mapping (elevations) G - Watershed Designations H - Section 11.33 Subd. 4 I - Former Plat J - Current Preliminary Plan Review of Current Application - Mr. Kumlin has applied for a subdivision of 3 lots now served by a private road. The lots all appear to satisfy lot standards of the RR-lB zoning district. The existing structures on lot 3 satisfy all setback requirements. The access location for the now private road satisfies all safety standards. In consideration of the enclosed wetlands mapping of the area (exhibits E,F & G) the City sees no need to acquire future corridors to south or west. Applicant should be advised that per Section 11.33 Subd. 4 (see exhibit H), a private road must be installed per standards set forth in subdivision code. Staff will suggest that in light of the three lot density and the limited area to be served that the following standards be applied: 24' base 20' 3 inch bituminous covering (bituminous curbs - 20' finished width between curbs) 40' finished cul-de-sac Culvert size at Fox Street to be reviewed by City Engineer ru Zoning File #1047 July 16, 1986 Page 2 of 2 THIS I TIC HAs BEEm 1.11 Septic testing confirms each lot satisfies the septic standards. Staff is most concerned with the configuration of lot 2 in regard to the proposed location of all improvements and the obvious location of the driveway to the home site to the higher elevation to the south. Staff has asked that the shared lot line be realigned to provide adequate area for the future drive (see exhibit D). Staff has also inspected the designated wetlands area within lot 2 and has determined after further consultation with the surveyor's field crew that the wetland must be expanded along the western edge approximately 50' to 75'. Gronberg has confirmed that this would increase the wetlands area to approximately .45 to .5 acres within lot 2. Lot 2 would still maintain the required 2 acres of dry contiguous land. Staff has advised that the wetlands should be designated at the 931.5 elevation. Gronberg has stated that the revised plans may be ready for our meeting but at a minimum he has assured me that the wetlands area would be confirmed for our review. Staff Recommendation - Tc approve the 3 lot subdivision and variance application of Dennis Kumlin finding all lot standards of the RR-lB district and standards of existing code have been satisfied. Approval is subject to the following conditions: 1. Provide revised preliminary plan providing additional area to west of septic test sites on lot 2 for future driveway. 2. Designate wetlands in lot 2 at 931.5 elevations and confirm total wet area within lot 2. 3. Payment of Park fee at $400.00 ($200.00 for each newly created lot). 4. Wetland to be designated as drainage easements on the plat with angles & bearings - City to request a conservation and flowage easement over wetlands. 5. City to ask for granting of road and utility easement over private road out 1 ot. 6. Applicant to execute Maintenance agreement for future upkeep of private road. 7. All access must be from private road outlot. No direct access onto Fox Street allowed. 8. Applicant must submit road name choices for new private road. 9. Private road to be constructed per following- standards: 24' base 20' paved surface - curb required (20' finished width between curbs) 40' paved cul-de-sac �r Zoning File #1047 August 5, 1986 Page 3 of 3 ,17 Additional Comments and Planning Commission Recommendation The application provided a revised preliminary plat as requested by staff realigning the shared lot line of Lots 2 and 3 providing room for the future private driveway to the obvious house site to the south of Lot 2 and the septic test sites (see Exhibit D). In addition, the surveyor has expanded the wetland area on Lot 2 to more clearly reflect what actually exists on the site. Prior to final approval, applicant's septic site evaluator must submit a revised site plan confirming test site area of Lot 2 meets required 75 feet setback from newly designated wetland and because of the topography (steep slopes) within septic test area of Lot 2, the evaluator must submit a septic design for the proposed mound system. Staff has prepared the enclosed resolution that recommends preliminary approval of the 3 lot plat application of Dennis Kumlin subject to the finding and conditions set forth by the Planning Commission.