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Staff Findings: Based on the information provided with this application,the Staff provides the <br /> `1 following findings of fact for your consideration: <br /> 0. The land is properly zoned Shoreline Residential as the land is located adjacent to Sibley <br /> Lake and is suitable in its natural state or residential development. <br /> 0. Lot 1 contains a substantial portion of the property area as wetlands,with 43,310 acres <br /> indicated as wetland.The property also has bluff that runs to the southeast and steep <br /> slopes(greater than 12%) in the western portion of the property, which limits <br /> development to the southwestern portion of the property. <br /> 0. Each lot has sufficient area for the placement of two standard soil sewage treatment <br /> systems. <br /> 0. Lot 3 currently has an outhouse located on the property and Lot 4 has an existing garage <br /> and an existing cabin.These structures are currently accessed by a driveway that runs <br /> from the existing cul-de-sac on North Sluetter Road. <br /> 0. Additional means have not been proposed to access the lake,but stairways or lifts may be <br /> constructed should future property owners wish to have lake access. <br /> 0. The lot areas and dimensions conform to the requirements of the Shoreline Residential <br /> zone for all lots except Lot 2.All lots except for Lot 2 have at least 20,000 square feet of <br /> buildable area,and all have at least 100 feet of shoreline and at least 33 feet of frontage <br /> on a public right-of-way.Lot 2 has only 19,950±square feet of buildable area,just under <br /> the minimum buildable area requirement of 20,000 square feet. However,Lot 2 provides <br /> this buildable area in a contiguous area that is relatively flat and should not otherwise <br /> pose limitations for building. <br /> 0. The lot layouts are compatible with the existing layout of adjoining properties and do not <br /> constrain the development of other properties in the area as the lots are locked in by <br /> North Sluetter Road to the west, Sibley Lake to the east,and a large wetland area to the <br /> north. <br /> 0. Side lot lines are at right angles to straight road lines,radial where they meet with the cul- <br /> de-sac, and do not contain unnecessary bends or jogs. <br /> 0. Each lot has a minimum of 33 feet of frontage on public right-of-way on North Sluetter <br /> Road. <br /> 0. The proposed North Sluetter Road indicated on the plat would serve as an extension of <br /> the existing road to the South.The proposed plat would extend the road, which currently <br /> ends in a small cul-de-sac,by 420 feet. <br /> 0. The proposed street would not have a gradient in excess of 12%as the road would be <br /> located in a relatively flat area with the greatest gradient being approximately 8%. <br /> 0. The proposed street would include 33 feet of right-of-way in this plat with the additional <br /> 33 feet of right-of-way to the west to be acquired from the State of Minnesota. <br /> 0. The proposed cul-de-sac would have a 68-foot radius on the half located on this property. <br /> The road easement that may be obtained from the State of Minnesota to the west would <br /> provide the western half of the turnaround,but would be rectangular rather than <br /> curvilinear. <br /> 0. The proposed road does not provide access to the adjacent property to the north.That <br /> adjacent property,however,has not had access in the past and is mostly unbuildable as it <br /> is covered in wetlands.There is also possibility of access to this property from the north. <br /> Planning Commission Direction:The Commission can recommend approval of the preliminary <br /> plat,recommend denial,or table the request if additional information is needed.If the <br /> recommendation is for approval or denial, findings of fact should be cited. <br /> July 2005 Staff Report 4-3 <br />