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The property is surrounded on 3 sides by 2.5 acre lots; to the east is M-Vale, <br />to the south are 2.5 acre lots, to the north is Hobitt Hills and to the west is an <br />undeveloped 40 acre parcel. The surrounding properties are all zoned Rla. <br /> <br />Wetlands <br /> <br />There are 10 wetlands that impact this development. Six are located in the <br />north and northeast portion of the plat. They impact the layout of the road as <br />well as the configuration of the lot lines. The street has to be laid out so that <br />it avoids the wetlands whenever possible and the lots have to be configured to <br />allow an area for the house, primary and secondary septic locations, and <br />wells while maintaining the required setbacks from the wetlands. <br /> <br />There is an area near the intersection of the proposed road and Pascal Street <br />were the proposed road will encroach into a wetland; there is another area in <br />front of lot 4 on the eastern part of the plat that may also encroach into a <br />wetland. Wetland mitigation plans will have to be submitted and approved if <br />any development infringes into any wetland. Approval of this plat will be <br />conditioned upon receiving appropriate wetland permits from the city and <br />other agencies. <br /> <br />The zoning code also requires that if there are any class 3, 4 or 5 wetlands <br />one acre or larger on a lot the wetland can not be included when determining <br />lot size. There is one lot on the north side of the intersection of Pascal Street <br />and the proposed road that will be affected by this regulation. The lot hnes <br />may have to be adjusted so that this lot will have 2.5 acres, not including the <br />wetland. <br /> <br />Minimum Lot Size <br /> <br />The minimum lot size in the Rla district is 2.5 acres with a minimum lot <br />width of 160 feet. The 14 lots range in size from 2.5 acres to 3.1 acres. All of <br />the lots comply with the minimum lot size and width. Lot I is 2.79 acres in <br />size which meets the minimum lot size requirement; however, since the <br />wetland on lot I can not be included when determining lot size, the lot line <br />between lot I and lot 2 may have to be adjusted ff the wetlands on lot 1 are <br />more than .29 acres. <br /> <br />Well and Septic <br /> <br />The applicant has proposed locations for primary and secondary septic <br />systems. However, some of the proposed locations are in locations that would <br />likely not work such as behind a wetlands, to close to a wetland or in a <br />location that is separated from the proposed house pad by a drainage <br /> <br /> <br />