07/15/2004 Env Bd Packet - Laserfiche WebLink

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• • • The proposal includes a bridge, 300 feet long, to provide access to the lots on the island. In effect, the bridge would be an extension of Ruffed Grouse Road, though the bridge itself would be a private roadway owned and maintained by a homeowner association. The initial bridge design was a truss bridge with two spans. A more recent design proposal is for a five -span bridge without the tall trusses. Water and sanitary sewer would connect to the existing facilities in Ruffed Grouse Road and run across the bridge to serve the island lots. Like the bridge, these would be privately owned and maintained facilities. The proposal includes a lift station on the island. FINDINGS OF FACT Compatibility with Local Plans, Zoning, Shoreland, Floodplain Requirements Comprehensive Plan: The city's comprehensive plan guides the site for Low Density Sewered Residential land use, defined as up to three units per acre. The property is within the Stage 1 Growth Area (pre- 2010): municipal sewer and water could be extended to serve the site. The proposed residential development is compatible with the current surrounding uses and the land use and staged growth elements of the City's comprehensive plan. Zoning: The site currently is zoned R -X Rural Executive. As such, 10 -acre lot size minimums apply. The project proposal includes a rezoning to a single- family residential zone that would include municipal sewer and water service. The proposed R -1X Single Family Executive zoning would be consistent with the adjacent Quail Ridge development. Shoreland: The project is located within a shoreland management overlay district that includes land within 1000 feet of the ordinary high water level (OHWL) of Wards Lake. In fact, the project would be exempt from the EAW process because of its small size if it were not in a shoreland overlay district or a floodplain. Although the proposed project does meet the lot area and width requirements, it does not meet the requirements for 150' setbacks because the island is less than 300 feet wide. Floodplain: Around Wards Lake, the 100 -year flood elevation, which defines the floodplain, is 887.6. This includes the edges of the island and the peninsula. The City's surface water plan requires that the lowest floor elevations of structures must be at least two feet above this elevation, or 889.6. Standard plat review by the City includes compliance with lowest floor elevation requirements. Proposed floodplain fill is 800 cubic yards. An area southeast of the island and north of Birch St. is proposed for compensatory storage to match the volume of floodplain fill. The City will ensure that the Rice Creek Watershed District receives fill information for its review. The Watershed review of the plat/PUD application includes the need for compensatory storage. The Watershed requires a floor elevation at least two feet above the 100 year flood. Planned Unit Development: The project includes numerous unusual physical aspects. The standard zoning and subdivision requirements of the City's ordinances would not allow the DRAFT July 1, 2004 Pheasant Hills Preserve 12th Addn. EAW Record of Decision page 2