10/11/2006 P&Z Packet - Laserfiche WebLink

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•reliminary Plat Lots: The lots will be 132 feet in depth. The minimum lot depth in an R -1 zone is 135 feet. When the Mar Don Acres lots were platted, they were 294' deep. The 30' easement on the north edge, which now includes Arlo Lane, reduces the depth to 264'. Half of that is 132'. It is impossible to know why the extra six feet was not planned for when Mar Don Acres was platted. However, it is clear that the intent was to plan for a road on the north side, and a 30' easement was platted. The construction of Arlo Lane fulfilled that plan for a street. The City approval of the creation of Arlo Lane was an acknowledgement of the intent to provide the opportunity for the Mar Don Acres lot to subdivide. In order to fulfill this, the lots must be smaller than 135' in depth. The locations of Arlo and Lois Lanes prevent larger lots. It may be possible to add three feet onto one row of lots and make the other row 129', though the value of such a change is questionable. Therefore staff finds the minor deviation of less than 3% to be acceptable. Lot 2 will be 77.5 feet in width and consist of 10,230 square feet. The minimum lot width in an R -1 zone is 80 feet (though lots of 1.5 acres or more are allowed to be re- subdivided at a width of 75 feet) and the minimum lot size is 10,800 square feet. The existing home that will remain on lot 1 is the cause for this deviation. In order to provide an appropriate setback (the applicant has proposed 6.27 feet, which is explained in the Setback section below) the applicant is proposing to reduce the lot width and area of Lot 2 so that the existing dwelling can remain on Lot 1. This is a reduction of 3% and 5% respectively; therefore staff sees this as an acceptable minor deviation of the code requirements. Wetbacks: The applicant is proposing to deviate from the 10 foot side setback required for principal buildings I the R -1 zone. Considering the location of the existing dwelling; strict application of the 10 foot setback would limit Lot 2 to a width of 73.5 feet and an area of 9,702 square feet. Therefore the applicant is proposing a 6.27 foot side setback, which is slightly greater than the five feet that is required for accessory structure and will therefore maintain a minimum of ten feet separation between the existing dwelling and the home constructed on Lot 2. Considering this structure will exist when Lot 2 is developed, this reduction in setback will not have a negative effect on the surrounding properties. Streets: Arlo Lane, Lois Lane and Country Lane all are existing roads. No additional roads are being proposed. The existing road system can accommodate the traffic generated by the new homes. As part of the final plat, the developer must dedicate the Arlo Lane right of way. This will fulfill the intent of the City when Mar Don Acres was platted. Arlo Lane exists now, and the dedication is more of a formality. Park Dedication: The current subdivision ordinance includes park dedication in the amount of $2075 per residential unit, less any land dedication. There is no land dedication needed, as Highland Meadows Park is nearby. The park dedication will be $2,075 x 3 new home lots = $6,225. Utilities: Sanitary sewer and water is already in place in Arlo Lane and is being installed in Lois Lane presently. All of the proposed lots, including the existing home, must connect to utilities. Onsite septic systems must be abandoned according to law. In addition, existing wells likely will have to be capped because of proximity to new sanitary sewer lines. These and other issues discussed in the City Engineer review memo *must be addressed to his satisfaction. Grading: The grading plan has been reviewed by the City Engineer and his comments will need to be addressed to his satisfaction prior to the site being developed. The plan is also subject to review and approval from the Rice Creek Watershed District.