01/09/2008 P&Z Packet - Laserfiche WebLink

Home Search

Vaughan's 1st Addition Page 3 of 5 Shoreland Ordinance: The subject site is adjacent to Wards Lake, which is considered a Natural Environment Lake and therefore is subject to the more restrictive Shoreland Ordinance Requirements for Lot Dimensions, Impervious Surface Coverage, and Setbacks. The lot depicted on the submitted plats meets the minimum upland lot size of 20,000 square feet, but the required setback from the Ordinary High Water Level of Wards Lake is not being met. A Variance is being requested to allow the OHWL setback to be reduced to approximately 80 feet as shown on the preliminary plat. Staff is supportive of the residential development of the upland at the end of Ruffed Grouse Road and therefore is recommending that the Variance be granted for the construction of one single family home. Floodplain Ordinance: A portion of the subject site is located within the floodplain as defined by the Rice Creek Watershed at an elevation of 887.6. The revised plans have removed the building pad from the flood plain area, and the grading work within the flood plain is below the amount which requires a Conditional Use Permit. Staff notes that the infiltration area proposed by the developer is within the floodplain area, which is not the preferred option. Staff would like to see as minimal an impact on the floodplain area as possible. Setbacks: The submitted plans depict all required setbacks, except the 150 foot setback from the Ordinary High Water Line as required by the Shoreland Ordinance. The Variance that is being requested and recommended for approval is for the building pad as currently depicted on the plans (roughly 80 feet of setback provided). This setback is measured to any improvement attached to the single family dwelling, including decks and/or patios. This would mean that any and all improvements would be required to stay within the building pad shown on the submitted plans. Staff is also requesting that the developer revise the plans to clearly indicate the setback of the building pad from the OHWL at its minimum distance. Impervious Surface Coverage: The lot will be required to comply with the 30% Impervious Surface Coverage requirement of the Shoreland Ordinance as they develop, the current building pad and drive would put the site at approximately 14.73 %. Streets & Utilities: Ruffed Grouse is already in place and Lot 1 will have a drive way cut added to allow access to the site. Sanitary sewer and water are located within the right of way. The drainage and utility easement will need to cover the typical 5 feet on the side property lines, and 10 feet on the front. Additionally, the flood plain elevation level will need to be covered with an easement. Grading: The grading plan has been reviewed by the City Engineer and his comments will need to be addressed to his satisfaction prior to the site being developed. The largest concern for the site is the infiltration basin and the need to maintain a three foot separation from the seasonally high groundwater level. The submitted plans do not currently meet the requirements, and this supports staffs recommendation that the entire upland lot area at the end of Ruffed Grouse Road should be included in the buildable lot area for Lot 1 of the plat. Park Dedication: There is no land dedication needed, as Quail Ridge Park is nearby, so the typical park dedication fee will be collected with the Development Agreement. Environmental Board: The Environmental Board reviewed the project on November 28, 2007. Their comments are attached. The most important of those being that they suggest increasing the lot to include a portion of Outlot A so the structure can be removed from the floodplain and the shore impact zone disturbance can be minimized.