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Memo to Planning Commission/P 99-7 <br /> March 23, 1999 <br /> Page 2 <br /> • and eventually to Lake Orono. The northern portion is open fields. The <br /> hundred year flood plain extends quite a ways into lots 1,2 and 3, Block 2. <br /> These same lots have a change in elevation from front to rear of about 12 to <br /> 14 feet. The property is within the urban service area but there are no plans <br /> at this point to extend municipal service in the near future. <br /> Lot Sizes <br /> The property is zoned R1b which require a minimum lot size of 1 acre for lots <br /> which do not have sewer and water. The lots meet the lot area requirements. <br /> As noted in the City Engineer's memo the lots meet the dimensional <br /> requirements with the exception of Lot 4, Block 2 which does not meet the <br /> minimum frontage of 160 feet. <br /> The entire plat is within the shoreline overlay zone which extends 1000' from <br /> Lake Orono. Lake Orono is considered a general development lake. The lots <br /> comply with the dimensional requirements of the shoreline ordinance with <br /> the exception of Lot 4, Block 2. <br /> Lots 1,2 and 3, Block 2 have limited developability. The 100 year flood plain <br /> encroaches into these lots and the only buildable areas are along the top of <br /> • the hill. Slopes in these areas, especially lots 1 and 2, will require some <br /> significant grading to create suitable building pads. <br /> Septic and Wells <br /> Since the property is does not have municipal sewer and water, each lot will <br /> be required to provide suitable locations for primary and secondary septic <br /> systems and private wells. Given the slopes on Lots 1,2 and 3, Block 2, the <br /> applicant should demonstrate that each lot can support locations for primary <br /> and secondary septic systems. <br /> Streets <br /> Island View Drive is a long cul de sac with a distance of about 8/10 of a mile. <br /> This proposed plat would extend the cul de sac another 600 feet and would <br /> require a variance. As noted in the City Engineer's memo, a 60 foot wide <br /> section of Lot 4, Block 2 has been provided for possible future connection to <br /> the property to the north. <br /> Additional right-of-way has been provided along 189th Avenue so that there is <br /> the required 60 foot right-of-way. It is anticipated that eventually 189th will <br /> upgraded to city standards. Since access to the lots with frontage on 189th <br /> • <br /> \\elkriver\sys\shrdoc\planning\scott\p99-7.doc <br />