03C - Preliminary Plat of Island Vista - Hemmerich

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Collectors ................................................................................................66' LocalStreets.............................................................................................66' Additional Right of Way may be required to promote public safety and convenience if special conditions require such as intersections, sight lines on corners or excessive cut or fill sections. Staff Findings: Based on the information provided with this application, the Staff provides the following findings of fact for your consideration: 1. The land is properly zoned Shoreline Residential as the land is located adjacent to Sibley Lake and is suitable in its natural state or residential development. 2. Lot 1 contains a substantial portion of the property area as wetlands, with 43,310 } indicated as wetland. The property also has bluff that runs to the southeast and teep slo pes (greater than 12%) in the portion of the property, which limits development to the southwestern portion a property. 3. Each lot has sufficient area for the placement of two standard soil sewage treatment systems. 4. Lot 3 currently has an outhouse located on the property and Lot 4 has an existing garage and an existing cabin. These structures are currently accessed by a driveway that runs from the existing cul-de-sac on North Sluetter Road. 5. Additional means have not been proposed to access the lake,but stairways or lifts may be constructed should future property owners wish to have lake access. 6. The lot areas and dimensions conform to the requirements of the Shoreline-Residential zonefor all lots except Lot 2.All lots except for Lot 2 have at least 20,000 square feet of buildable area, and all have at least 100 feet of shoreline and at least 33 feet of frontage on a public right-of-way.Lot 2 has only 19,950±square feet of buildable area,just under the minimum buildable area requirement of 20,000 square feet. However, Lot 2 provides this buildable area in a contiguous area that is relatively flat and should not otherwise pose limitations for building. 7. The lot layouts are compatible with the existing layout of adjoining properties and do not constrain the development of other properties in the area as the lots are locked in by North Sluetter Road to the west, Sibley Lake to the east, and a large wetland area to the north. 8. Side lot lines are at right angles to straight road lines,radial where they meet with the cul- de-sac, and do not contain unnecessary bends or jogs. 9. Each lot has a minimum of 33 feet of frontage on public right-of-way on North Sluetter Road. 10.The proposed North Sluetter Road indicated on the plat would serve as an extension of the existing road to the South. The proposed plat would extend the road, which currently ends in a small cul-de-sac,by 420 feet. 11. The proposed street would not have a gradient in excess of 12% as the road would be located in a relatively flat area with the greatest gradient being approximately 8%. 12.The proposed street would include 33 feet of right-of-way in this plat with the additional 33 feet of right-of-way to the west to be acquired from the State of Minnesota. 13.The proposed cul-de-sac would have a 68-foot radius on the half located on this property. The road easement that may be obtained from the State of Minnesota to the west would provide the western half of the turnaround, but would be rectangular rather than curvilinear. August 2005 Staff Report 3-3