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Farrell, Case No. 2506 Page 2 The survey shows Parcel A as the new lot behind the existing home, Parcel B as the lot for the existing home, and Parcel C as the vacated right-of-way. The plan was drawn this way because the Farrells did not have clear title to the vacated right-of-way when the survey was drawn, but if this lot division is approved Parcels A and C should be combined into one new flag lot. An issue raised at the March Planning commission was the low wet areas on this lot and adjacent lots. The Farrells have consulted their surveyor and DNR to verify the location and nature of the wetlands on and near their property (see attached memo from the applicant). There are trees and wetlands in the northerly 50' of the property. They have designed their proposal to stay back another 50' south of this area, or 100' from the northern property line. When the vacation of the Richmond street right-of-way for the Farrell's lot was approved, the vacation of the entire Richmond street right-of-way was discussed. There are four different lot owners involved. Two others besides the Farrells want the right-of-way vacated next to their lots, one does not. The right-:-of-way next to the Farrell's lot has already been vacated, and this lot division request can proceed without any further action on the other parts of the right-of-way. Also, with the previous vacation, a condition of the approval was to reserve a 10'-wide utility easement, which might be needed for future City projects. No such projects are planned now, but the easement has been reserved on the plat. 3. CONCLUSION & RECOMMENDATION The proposed lot division represents a reasonable way to develop and access the property, given the fact that a pUblic street would not be feasible or desirable in this location. Both of the new lots exceed the Code standards and the applicant has agreed to develop the new lot staying away from the existing wetlands. We recommend approval of the lot division request with the following conditions: 1) That Parcels A and C on the survey be combined into one new flag lot. 2) That no structure be located within the northerly 100' of Parcel A (the new flag lot) in order to preserve the trees and wetlands. 3) That a 10'-wide utility easement be dedicated to the City along the eastern edge of the new flag lot.