07/11/2007 P&Z Packet - Laserfiche WebLink

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• • • Moon Marsh page 7 Lots: The lots are clustered to avoid wetland impacts and provide efficient access to the community septic absorption field. The effect is a small neighborhood that is so isolated from the public road it will not even be visible. With the 10' easement around the wetlands, the house pads on a couple lots are within about 11' of the easement. It likely is possible to move the pad on L B3 to the northwest to provide more use of the yard around the house without encroaching on the easement. Similarly, the pad on L2 B2 could move slightly to the south. While retaining the windrow of trees is desirable, many of the trees will be lost anyway when the septic tanks are installed on the south side of the lot. The pad locations should be re- examined and, if possible, moved to allow more distance from the easements. The new pad locations must be shown on plans prior to construction. One outstanding issue is the groundwater elevation. Submitted data is somewhat inconsistent. Low floor elevations and stormwater facilities are compared to groundwater level. Floor pads must be four feet above groundwater, and the bottom of ponds and infiltration basins must be above groundwater enough to function properly. While we can agree on a `worst case scenario' elevation to determine house pad elevations, this level needs to be compared to the submitted grading plan and analyzed for stormwater management purposes (see below). Water: Each home will have individual wells for water. The wells must meet minimum separations from septic system facilities. This will be addressed with well permits from the MN Dept. of Health. Sewage Treatment: The development uses a sophisticated sewage treatment system that includes both individual treatment and a community mound. Most treatment will occur within the multiple tank- and - treatment facilities on each lot. This allows for monitoring and maintenance of individual lots without interfering with the elements of the system used by all lots. It also minimizes the treatment that is needed in the common mound absorption field. total acres wetland acres upland acres Lot 1, Block 1 2.63 0.48 2.15 Lot 1, Block 2 2.00 1.13 0.87 Lot 2, Block 2 2.00 1.24 0.76 Lot 1, Block 3 2.00 0.90 1.10 Outlot A (septic site) 1.03 0.00 1.03 Outlot B (private road) 2.78 0.32 2.46 Outlot C 2.10 1.31 0.79 Outlot D 6.43 6.20 0.23 Outlot E 326 2.52 0.74 E Rondeau Lk Rd ROW to be dedicated 1.05 0.09 0.96 total 25.28 14.19 11.09 With the 10' easement around the wetlands, the house pads on a couple lots are within about 11' of the easement. It likely is possible to move the pad on L B3 to the northwest to provide more use of the yard around the house without encroaching on the easement. Similarly, the pad on L2 B2 could move slightly to the south. While retaining the windrow of trees is desirable, many of the trees will be lost anyway when the septic tanks are installed on the south side of the lot. The pad locations should be re- examined and, if possible, moved to allow more distance from the easements. The new pad locations must be shown on plans prior to construction. One outstanding issue is the groundwater elevation. Submitted data is somewhat inconsistent. Low floor elevations and stormwater facilities are compared to groundwater level. Floor pads must be four feet above groundwater, and the bottom of ponds and infiltration basins must be above groundwater enough to function properly. While we can agree on a `worst case scenario' elevation to determine house pad elevations, this level needs to be compared to the submitted grading plan and analyzed for stormwater management purposes (see below). Water: Each home will have individual wells for water. The wells must meet minimum separations from septic system facilities. This will be addressed with well permits from the MN Dept. of Health. Sewage Treatment: The development uses a sophisticated sewage treatment system that includes both individual treatment and a community mound. Most treatment will occur within the multiple tank- and - treatment facilities on each lot. This allows for monitoring and maintenance of individual lots without interfering with the elements of the system used by all lots. It also minimizes the treatment that is needed in the common mound absorption field.