04/11/2001 P&Z Minutes - Laserfiche WebLink

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• • Planning & Zoning Board April 11, 2001 Page 5 Surrounding Land Uses: Shoreland Management Overlay District: All areas within 1,000 feet of the ordinary high water level (OHWL) were subject to the Shoreland Management Regulations. Nearly all of this development falls within the Shoreland Overlay, as determined by the OHW of Rice Lake, a Natural Environment Lake. Because there was public land between the proposed lots and the OHW, none of the lots are considered abutting and thus, the regulations were not as restrictive. However, there was a 150 foot setback requirement from the OHW for all, structures. This creates an issue for Lots 12 -16 and Lots 25 and 26. There was not adequate space to meet the setbacks and accommodate a reasonable house pad. An analysis of density as it related to the Shoreland Ordinance needed to be provided by the applicant. This exercise identified the density as it related to the suitable land area and was required under the PDO. Greenway: The draft Comprehensive Plan identifies areas for greenways. The greenway areas adjacent to this property were currently public land and thus were already protected. In addition, the wetland areas would be encumbered by a drainage and utility easement. Environmental Board Review: The Environmental Board reviewed the application and their comments were attached. The comments submitted by the Board related to curbing are in conflict with the Zoning and Subdivision Regulations. The creation of an overall homeowners association was advisable. Language regarding property maintenance and demarcation of the wetland edge could be included in the documents so that the association was responsible for the maintenance and therefore, it would not become a City expense. Lot Size and Layout: All of the gross lot areas meet or exceed the shoreland standard of 10,800 square feet. The applicant needed to provide an analysis of individual lot areas excluding wetlands. • The base lot calculation for the townhomes required 5,000 square feet per unit and the project as designed was at approximately 9,600 square feet per unit. Comprehensive Plan Existing Comprehensive Plan Proposed Existing Zoning Site Single- Family Low /Medium Density and Commercial R -1 North Public open space Public open space Public East Urban residential Low /medium density R -1 South Multiple family Commercial R -3 West Public open space Public open space Public Shoreland Management Overlay District: All areas within 1,000 feet of the ordinary high water level (OHWL) were subject to the Shoreland Management Regulations. Nearly all of this development falls within the Shoreland Overlay, as determined by the OHW of Rice Lake, a Natural Environment Lake. Because there was public land between the proposed lots and the OHW, none of the lots are considered abutting and thus, the regulations were not as restrictive. However, there was a 150 foot setback requirement from the OHW for all, structures. This creates an issue for Lots 12 -16 and Lots 25 and 26. There was not adequate space to meet the setbacks and accommodate a reasonable house pad. An analysis of density as it related to the Shoreland Ordinance needed to be provided by the applicant. This exercise identified the density as it related to the suitable land area and was required under the PDO. Greenway: The draft Comprehensive Plan identifies areas for greenways. The greenway areas adjacent to this property were currently public land and thus were already protected. In addition, the wetland areas would be encumbered by a drainage and utility easement. Environmental Board Review: The Environmental Board reviewed the application and their comments were attached. The comments submitted by the Board related to curbing are in conflict with the Zoning and Subdivision Regulations. The creation of an overall homeowners association was advisable. Language regarding property maintenance and demarcation of the wetland edge could be included in the documents so that the association was responsible for the maintenance and therefore, it would not become a City expense. Lot Size and Layout: All of the gross lot areas meet or exceed the shoreland standard of 10,800 square feet. The applicant needed to provide an analysis of individual lot areas excluding wetlands. • The base lot calculation for the townhomes required 5,000 square feet per unit and the project as designed was at approximately 9,600 square feet per unit.