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Memo to Planning Commission/P 02-12 June 25,2002 Page 2 • Overview Existing Conditions The applicant is proposing to subdivide a 20.22 acre parcel into six single family lots.The property is located on the east side of County Road 33 at the 207th Avenue alignment.The property is zoned Ria(Single Family Residential)which has a minimum lot size of 2.5 acres. The front of the property is open fallow fields,there is a wetland that bisects the property in the middle and the rear of the property is wooded. There is an existing home on the property that will be incorporated into one of the lots.The front of the property is flat and the wooded area includes three hills. Street Layout Access into this plat will be from County Road 13 via a cul de sac (207`h Avenue). The proposed cul de sac is about 840 feet long,the subdivision ordinance limits the length of a cul de sac to 700 feet unless it has been clearly shown that by unfavorable landform the 700 foot maximum length can not be met. The 700 foot length can not be met because of the wetland.A 700 foot long cul de sac would end in the wetland.The extra length is needed so that the bubble of the cul de sac is behind the wetland.The right-of-way for the cul de sac abuts the south boundary of the plat and is available to provide access to the property to the south. • Lot Layout Three lots are proposed along the length of the cul de sac and three lots are proposed on the bubble. All of the lots comply with the dimensional and lot area requirements of the R1a zoning district. Lot 3 as proposed is 3.6 acres in size and Lot 4 is 4.1 acres.However,these two lots also include portions of a large wetland. The wetland Technical Evaluation panel(TEP)has reviewed this plat.Their policy regarding wetlands that consist of two different types is outlined in the Building and Zoning Administrator,Steve Rohlf's letter.In summary,it is the TEP policy that if the wetland is a mix of two different types,the predominant type is applied to the entire wetland.In this case the TEP feels that Type 3 is the predominant type;therefore,the entire wetland should be classified as Type 3.This distinction is important because Type 3 wetland cannot be included in determining lot area while Type 2 wetland can.Following this interpretation,none of the wetland can be included in determining the lot size for Lots 3 and 4, and the size of Lot 3 would then be calculated at 1.7 acres and the size of Lot 4 would be calculated to be 2.8 acres.As part of the platting process the Commission can recommend approval of plats with a lot that does not comply with the minimum lot size requirement. Even if the entire wetland is excluded from determining the lot size for Lot 3, the remaining 1.7 acres is adequate to support the proposed residence and the proposed primary and alternative septic system locations. • S:\PLANNING\Case Files\P 02-12 Birchview\p02-12.doc