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Memo To Planning Commission/P 97-20 January 27, 1998 Page 4 • Lot Area All of the lots within the proposed subdivision meet the dimensional requirements for the Rla district. Each lot has a minimum frontage of 160 feet and a lot area of 2-1/2 acres. A majority of the lots are exactly 2-1/2 acres in size with a few of the lots towards the north end of the plat exceeding the 2-1/2 acre minimum lot size requirement. Although the lots have an area of 2-1/2 acres almost every lot has some wetland area part of the lot. Therefore, the buildable area is less than 2-1/2 acres; however, each lot can support a primary and secondary septic system, a well and a typical building pad (50' x 50'). Project Development The proposed street to serve the lots in the plat climbs the ridge on the north end and has an increase in elevation of about 42 feet before reaching the top of the ridge. From that point, the road follows the ridge line towards the southern boundary of the plat. On each side of the road, the grade drops off anywhere from 7 to 20 percent. Given the steepness of the grades, staff is recommending the developer perform some "custom grading" on each of the lots to facilitate driveways into the lots and also establish building pads. • This typically is not done on rural subdivisions, however, in this case, given the extreme grades and the wooded areas, some of the house locations, driveways and septic fields will have specific locations at which they need to be constructed. Therefore, we feel the developer is the best to accomplish the correct grades for the house pads and driveways. For example, on Lots 5 and 6, Block 1, by using a shared driveway across Lot 6 to serve Lot 5 would greatly reduce extensive grading to construct a driveway to Lot 5. In terms of driveway locations, it has been discussed with the developer to look at shared driveways. Shared driveways may help to minimize the amount of grading and in turn, loss of trees in areas where driveway grades are steep. Septic and Well Each of the lots in the plat have a primary and secondary septic system shown. Also, a well for each lot has been identified. Two soil borings have been taken; one on Lot 1, Block 1 and another on Lot 2, Block 2 in areas that are relatively low to determine location of mottled soil. The soil borings indicated that mottling occurring at 12 to 14 inches; therefore, mound systems will be required on at least these two lots. Other lots which may require a mound system are Lot 2, Block 1 and Lots 1 and 3, Block 2. ID \\elkriver\sys\shrdoc\planning\pc\p97-20.doc