04/13/2005 P&Z Packet - Laserfiche WebLink

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• Marshan Meadows page 4 b. That the plight of the landowners is due to physical circumstances unique to his property not created by the land owner. c. That the hardship is not due to economic considerations alone if reasonable use for the property exists under the terms of the ordinance. d. That granting the variance requested will not confer on the applicant any special privilege that would be denied by this ordinance to other lands, structures, or buildings in the same district. e. That the proposed actions will be in keeping with the spirit and intent of the ordinance. Lots 1 and 2, Block 3, are ample size regarding area and width. Block 3 is bounded by the northern property boundary and Lake Drive. The need to create a road connection to the north and to align a road with the existing Park Court create the east and south boundaries of Block 3. Shoreland lot areas and setbacks prevent moving the new Stage Coach Trail east to allow Lot 2 to be larger and have a full lot depth in an east/west measurement. This is a unique situation due to these factors, and granting a lot depth variance for Lot 2, Block 3 is in keeping with the spirit and intent of the ordinance Park Dedication: The subdivision ordinance includes park dedication requirements. Park dedication is $2075 per residential unit, less any land dedication. There is no land dedication • needed. The park dedication will be $2075 x 20 new home lots = $41,500. Utilities: Water and sanitary sewer are available in Lake Drive. The water main must be constructed to the southern property boundary to allow for a future loop to the existing Shores of Marshan Lake neighborhood. The final piece of this loop will be created when the property between Marshan Meadows and Shores of Marshan develops. The existing home will be removed. The existing well must be properly capped and the existing septic system must be properly abandoned. The church on the south of the site has a septic system and well. The stormwater pond for the Marshan Meadows project must be 50 feet from these. Plans submitted in 1991 for the church's septic system show the system's drainfield approximately 90 feet from the property line. A 2002 plan shows the well 80 feet from the property line. Grading and Stormwater Management: The plan includes two ponds which ultimately discharge to the wetlands along Marshan Lake. The Rice Creek Watershed District issued a conditional approval on January 26, 2005. However, the review was of of an earlier version with six lots along the lake. The reduction of two lots on the lake and addition of a lot elsewhere likely will not significantly differ from that plan from a water quality perspective. The new plan must receive a permit from RCWD prior to city council approval of the final plat. As noted above, the site is within a shoreland overlay. No disturbance will occur within the shoreland protection area, which is one -half of the 150' setback from the OHWL.