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Memo to the Planning Commission/P 96-10 Page 2 August 27, 1996 • with a variety of overstory trees. As the property extends down towards Lake Orono, the hundred year flood elevation does extend quite a ways into Lots 7, 8 and 9. The zoning of this property is Rib (Single Family Residential) and allows for 1 acre lots prior to city water and sewer becoming available. The property is currently within the City's urban service district; however, there are no plans to have municipal services extended any time in the foreseeable future. If services were ever extended and the opportunity presented itself, the lots could possibly be replatted to 12,000 square foot lots. Lot Sizes As mentioned above, the plat abuts Lake Orono in the southeast corner of the plat. Lake Orono is considered a general development lake; therefore, the plat is subject to certain standards as they apply to this overlay zone. The shoreland overlay zone extends 1,000 feet into the plat from the ordinary high water mark of Lake Orono which has been set at 871.5 according to the Department of Natural Resources. Within this overlay zone, the minimum lot size is one acre of land lying above the ordinary high water mark with 160 feet of frontage. All of the lots as proposed currently meet the minimum lot size requirements as well as the frontage requirements, with the exception of Lot 3. • Based on the information that has been provided, staff is concerned with the develop ability of Lots 7, 8 and 9; particularly Lot 7 which, for the most part, has the hunched year flood elevation consuming roughly 80% of the lot. Lots 8 and 9, on the other hand, have a hunched year flood elevation that extends into these lots and has a bank that has about an 8 foot drop (10% grade). Lot 3 is the 5 acre parcel at the north end of the property. Technically this parcel does not meet the minimum frontage requirements of 160 feet onto a public right of way. Staff would recommend that this parcel be platted as an outlot and be considered undevelop able until the appropriate right of way and public access is made available. However, if Island View Drive connects with 191st Avenue, access will be provided along with the appropriate frontage. Septic and Wells As mentioned, this area does not have municipal services; therefore, each of the lots will be required to provided a primary and secondary septic location. Also, private wells will have to be provided on each of the lots. Staff has not received a grading plan that would accurately demonstrate how each of the lots could support a primary and secondary septic system. This is important information, particularly for Lots 7, 8 and 9 that may have some difficulty or have to utilize some creative techniques to accomplish providing a sewage IIdisposal system. s:\planning\pc\p96-10.doc