HomeMy WebLinkAbout2007-142 Council Resolution•
Council Member REINERT introduced the following resolution and moved its
adoption:
CITY OF LINO LAKES
RESOLUTION 07 -142
APPROVING A CONDITIONAL USE PERMIT FOR A PLANNED UNIT
DEVELOPMENT AND
A PUD DEVELOPMENT PLAN/PRELIMINARY PLAT FOR
MOON MARSH
WHEREAS, the Lino Lakes City Council makes the following findings:
Findings
1. The City has received an application for a Conditional Use Permit (CUP) for a rural
residential planned unit development (PUD) and a development stage
plan/preliminary plat for the PUD.
2. The site includes approximately 25 acres.
3. The Comprehensive Plan guides the site for Rural land use. The site is not within the
existing Metropolitan Urban Service Area or the Stage 1 (pre -2010) growth area or
the Stage 2 (2010 -2020) growth area.
4. The Comprehensive Plan includes a policies stating that "density incentives may be
considered in conjunction with a rural cluster subdivision that produces permanent
open space" and to "promote rural residential clustering as a means of preserving
greater amounts of open space or agricultural active lands."
5. To implement these policies, Section 2, Subd. 10 of the zoning ordinance provides for
a rural residential PUD with a common septic system to have up to 8 units per 40
acres. This allows for 4 units on 20 acres. Such a PUD can be applied only outside
of areas guided for municipal utilities (Stage 1 and Stage 2 growth areas) as identified
within the Comprehensive Plan.
6. The Planning & Zoning Board opened the public hearing on July 11, continued it, and
on August 8 voted unanimously to recommend approval of the project with
conditions.
NOW, THEREFORE, BE IT RESOLVED that the Lino Lakes City Council hereby
approves the application for a Conditional Use Permit (CUP) for a rural residential
• planned unit development (PUD) and a development stage plan/preliminary plat for the
PUD for Moon Marsh.
BE IT FURTHER RESOLVED that the following conditions of approval shall apply:
The following conditions of approval should apply:
•
1. The onsite sewage treatment system shall comply with all requirements of MN Rules
7080 and all other applicable laws. The final design must be submitted for review
and obtain approval prior to site work commencing or final plat approval.
2. A monitoring and maintenance plan for the community sewage treatment system
must be prepared and submitted to the City prior to site work commencing or final
plat approval. A monitoring and maintenance plan must be kept in place by the
property owners at all times and submitted to the City for review upon City request.
This requirement shall be recorded against the property.
3. The right of way for the east 33 feet of East Rondeau Lake Road shall be dedicated
with the plat.
4. Park dedication shall be paid in accordance with City policy in effect at the time of
preliminary plat approval by the City Council.
5. A permit shall be obtained from the Rice Creek Watershed District prior to site work
and the project must comply with all permit conditions.
6. Clearing of vegetation for sightline safety at the intersections of the private loop road
and East Rondeau Lake Road shall be examined and determined as part of final plans
and shall be completed with site work or when the loop road is constructed. Property
owners shall ensure the designated area remains clear of vegetation.
7. A conservation easement covering Outlots C, D, and E and parts of Block 2 shall be
dedicated to the City. The conservation easement shall provide for the possibility of
future ecological restoration work, to be determined by future agreement between
property owners and the City. The easement document shall include the requirement
for signs delineating the easement. Specifics conditions of the easement shall be
listed in an easement document that is executed and submitted to the City prior to
approval of the final plat. The easement area shall be protected during site
disturbance.
8. Homeowners' association documents shall be submitted for City review prior to final
plat approval. The declaration of covenants, restrictions, easements, or other
documents must provide for the common ownership, protection, and maintenance of
the outlots, private road, community septic system, intersection sight lines, and other
elements necessary to the health, safety, and welfare of the general public and the
Resolution 07 -142, page 2 of 3
1
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residents of the project. Homeowners' association documents must include
recognition of the conservation easement.
9. The City Engineer's review comments of the August 17 and 20, 2007 memos must be
addressed to his satisfaction.
10. There shall be provisions in the development agreement, homeowners association
documents, and/or other appropriate documents to enable the City to step in and
effect repairs to the community wastewater treatment facilities if the owner fails to
maintain it, and assess the cost to the property owners without challenge by the
property owners. This is not intended to give responsibility for maintenance to the
City but to allow the City to act in emergency situations. This requirement is
intended to protect public health and safety. These provisions shall be executed
before work begins on the wastewater facilities. This requirement shall be recorded
against the property.
Adopted by the Lino Lakes City Council this 10th day of September , 2007.
ATTEST:
Bartell, City Cler
Adopted by the Lino Lakes City Council thislOth day of September , 2007.
The motion for the adoption of the foregoing resolution was duly seconded by Council
Member O'Donnell and upon vote being taken thereon, the following
voted in favor thereof:
Reinert, O'Donnell, Carlson, Stoltz, Bergeson
The following voted against same:
none
Whereupon said resolution was declared duly passed and adopted.
Resolution 07 -142, page 3 of 3
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AGENDA ITEM 6 C
STAFF ORIGINATOR:
CITY COUNCIL MEETING DATE:
TOPIC:
BACKGROUND
Jeff Smyser
September 10, 2007
Resolution 07 -142
Conditional Use Permit for Planned Unit
Development and
PUD Development Plan/Preliminary Plat
Moon Marsh, Brian Wessel
Mr. Brian Wessel has submitted a proposal for a rural development called Moon Marsh.
The proposal includes four residential lots on 25 acres of property. Mr. and Ms. Wessel
currently reside in the existing home on the site. The project would create three more
residential lots with a private loop road, a community sewage treatment system, and 12
acres of open space . Though the normal density in rural areas is one lot per ten acres,
the zoning ordinance allows for up to eight units on forty acres in a PUD with a common
septic system. (This translates to four units on the 25 -acre Wessel site.) This is allowed
only in areas outside the growth areas defined in the Comprehensive Plan. The purpose
is to provide for some development that preserves open space in areas that will not have
municipal utilities. The zoning ordinance defines two types of PUD: rezoning and
conditional use permit. A rural residential PUD can be approved as a conditional use
permit.
The site is within the area analyzed by the I -35E Alternative Urban Areawide Review
(AUAR). The AUAR's mitigation plan requires some information and review criteria
that are not normally applied to development projects elsewhere in the community.
ANALYSIS
The following summarizes the project proposal:
Gross Site Area
Upland Area
Lots
Gross Density
Net Density
25.3 acres
11.1 acres
4
0.16 units /acre
1.26 units /acre
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Moon Marsh
page 2
Comprehensive Plan, Land Use, Zoning
Location
Existing Land Use
Guided Land Use
(Comp. Plan)
Zoning
Site
rural residential
Rural
Rural
North
rural residential
City of Columbus:
Rural Res. /Agricul.
City of Columbus:
Rural Residential
South
regional park reserve
Rural
Rural
East
regional park reserve
Rural
Rural
West
rural
Rural
Rural
Comprehensive Plan: The Comprehensive Plan guides the project site for Rural
land use. The site is outside of both Stage 1 (pre -2010) and Stage 2 (pre -2020) growth
areas and is well outside the Metropolitan Urban Service Area (MUSA). The
Comprehensive Plan includes a policy stating that "density incentives may be considered
in conjunction with a rural cluster subdivision that produces permanent open space."
Another policy is to "promote rural residential clustering as a means of preserving greater
amounts of open space or agricultural active lands." To implement these, the zoning
ordinance provides for a rural residential PUD with a common septic system. A rural
PUD must have at least 50% open space. The proposal includes 51% open space (Outlots
C, D, and E).
Rural residential PUDs are only allowed in areas such as this that are outside of planned
growth areas. This is because growth areas are planned for municipal utilities and should
be reserved for urban density growth. Our standard requirement that rural lots must be 10
acres is a way to hold areas for more dense development when utilities are available. In
an area where there will be no utilities, even long term, there is no need to protect
efficient service provision. The most important issue is ensuring enough land for onsite
septic systems. A common treatment area (drainfield) is an option that eliminates the
need for primary and secondary drainfield areas on each lot.
Growth Management: The Growth Management Policy (Ordinance No. 24 -04)
limits the number of dwelling units that can be approved far platting annually. There are
fewer than 80 units approved for 2007, leaving about 60+ for this year. The Moon Marsh
project would create three new lots. The project includes several nature - friendly design
elements, but this is not a "conservation development" as we typically use the term. It
does not have a formally adopted stewardship (management) plan. Because we have
ample units remaining for 2007 and this project creates only three new lots, there is no
need to exempt the project from the annual limit
Zoning: The site is zoned Rural. The normal lot size requirement is 10 acres, and
there are shoreland requirements to consider. However, a rural residential PUD with a
common septic system can have up to eight units per 40 acres, or four per 20 acres.
There is a minimum lot size of 25,000 sf for such a project.
Moon Marsh
page 3
Rural
Zone
Shoreland:
(sewered,
nonriparian lot)
PUD with
common septic
Proposed PUD
lot size minimum
10,800
25,000 sf
33,000 sf to 93,000 sf
lot width
80'
100'
250'+
along private road
building setbacks
from street
rear lot line
side lot line
from OHWL
bldg. height
10'
10'
150'
35'
36'
25'
same as zoning at
project periphery
25' from private road
30'
15'
500'+
per underlying reqs.
impervious max.
65%
30%
<20% (estimated)
min. open space
50%
51%
Shoreland: Shoreland overlay zoning covers land within 1000 feet of the Ordinary
High Water Level (OHWL) of Rondeau Lake, classified as a "natural environment lake ".
A shoreland overlay also applies within 300 feet of Rice Creek, but the creek is about 500
feet to the east. The OHWL for Rondeau Lake has not been determined. Lacking a
specific determination, examination of the treeline often is used as the alternative method.
The treeline is 100 -150 feet west of the road. By this reckoning, the Wessel property is
within the shoreland overlay.
However, shoreland requirements will have little effect on the site. Since all the
proposed home sites are on the eastern part of the property, shoreland setbacks from the
OHWL will not affect the proposal. The nearest building site will be more than 400'
from the public roadway, well beyond the required 150' setback from the OHWL. There
are no lakeshore lots, so visibility from the lake is not an issue. The shoreland ordinance
was written well before current community septic systems technology, so lot sizes
addressed only individual septic systems and municipal utilities. The current technology
treats wastewater better than the typical public treatment plant. We are considering the
"sewered" lot size in the shoreland ordinance as the appropriate one.
There are no steep slopes on the property, so erosion down a bank into the lake or
anywhere else is not a significant issue. In fact, very little site disturbance is proposed on
the western part of the site. The ends of the private loop road and some culvert work are
the only excavation activities near East Rondeau Lake Road.
The site drains into Rice Creek and then to Peltier Lake and the chain of lakes, so water
quality issues are pertinent. There are rain gardens designed into the project. The City
has requirements for minimizing erosion that apply to all construction projects. In
addition, the Rice Creek Watershed District examines and regulates impacts on wetlands
and water quality.
We forwarded the initial submittal to the MnDNR in January. An e -mail from MnDNR
states they have no concerns and have the following comments:
Moon Marsh
page 4
1. The proposed density falls easily within the statewide guidelines for development
in shoreland areas. This entire parcel is within the shoreland district of Rondeau
Lake.
2. The preservation of the open space, the filtration basins, and the curbless road
section help lower this project's impact on the landscape.
3. The community septic system is not a concern if it will be monitored and
maintained on a regular basis by a responsible party that has experience in the
upkeep of similar utilities.
Alternative Urban Areawide Review (AUAR): This site is within the area analyzed
by the I -35E Corridor AUAR. Development within the area is subject to the mitigation
plan adopted with the AUAR. The mitigation plan includes some specific, quantified
requirements, but many of the requirements are means of achieving the best results
possible, depending on the site.
Conservation Development Framework: The Conservation Development Framework
provides the foundation for most of the conservation objectives within the AUAR area.
Implementation of the Framework will: conserve the most ecologically significant
natural resources within the AUAR area (in particular, the "core" and "outlier" habitats);
protect ecologically significant natural resources from adjacent land uses by
implementing buffering; and connect ecologically significant natural resources via multi-
functional greenway corridors. The goals of the Conservation Development Framework
will be pursued through a variety of methods.
The maps in the AUAR provide summary information and guidance. For example, the
Minnesota Land Cover Classification System map (AUAR Fig. 10 -1) shows several
cover types. The upland area where the new lots would be are classified as planted or
cultivated vegetation, relating to the agriculture that has occurred. The existing driveway
and house site show as artificial surfaces and associated areas. The western part, which
corresponds to the large Outlot D wetland, is herbaceous and there are small forest areas
where the wetlands are in the proposed Outlots E and C. These latter areas hold promise
for preservation and merit special attention.
The Wetland/Aquatic and Upland Habitats map (AUAR Fig. 10 -2) show the west
wetland area as core wetland & aquatic habitat. It is these core areas that we want to
preserve. Large core habitat areas can provide habitat for a wide range of wetland -
dependent and aquatic species as well as rare natural features. Therefore, the larger
wetland area as well as the other outlots will be protected with a conservation easement.
This will preserve land adjacent to larger, off -site greenway areas to the east and south,
which are part of the regional park. The conservation easement should provide for the
possibility of future restoration work.
Water quality, stormwater management, erosion and sedimentation: The AUAR
includes analyses of surface water runoff issues which lead to requirements for including
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Moon Marsh
page 5
infiltration elements and other techniques. It also includes estimated stormwater
management recommendations for specific development areas. These estimates in the
AUAR cannot be considered strict requirements because they were broad and based on
general soil types and assumptions about impervious areas related to development.
However, they do provide some guidance . The most general estimate is that 0 % -5% of
the developable area would be needed for stormwater management (AUAR Fig. 17 -3).
On a little less general estimate, the Moon Marsh site is labeled development area A -FR,
with an estimated need of 0.13 acre (5660 sf) for stormwater management (AUAR Table
17 -5). The specific analysis and design for the project includes 4200 sf as infiltration
basins. This falls within the broad estimate range and, considering the scale of the site, is
comparable to the less broad estimate.
The AUAR requires that runoff rates will be at or below pre- development conditions.
This is a standard requirement everywhere in the city, enforced on all projects. The
AUAR also requires that runoff volume be no more that 150% of pre - development runoff.
The proposed design meets this requirement.
Archaeological Survey: A Phase 1 archaeological survey was completed for the site
and submitted with the project, as required by the AUAR. Records include an identified
site to the east, but only low density artifact scatter was found on the Wessel site. The
survey investigator does not recommend further evaluation.
Rare Plant Survey: The AUAR mitigation plan states that due to the incidence of rare
plant species in nearby wetland habitats, the City will require rare plant surveys and the
mapping of rare plant locations prior to disturbance of areas of certain soil characteristics.
The project site includes these soils. A rare plant survey is required and was performed
on June 26. Several of the higher quality wetland habitats within the site contain suitable
habitats for select rare plant species. However, no state - listed or otherwise rare plant
species were detected.
Planned Unit Development
Section 2, Subd. 10. of the zoning ordinance includes the PUD standards. The zoning
ordinance provides for two types of PUD. We have used a rezoning PUD on mixed use
projects and others with exceptional design issues such as conservation developments in
urbanized areas (with city utilities). We also have a provision for a conditional use
permit for a PUD. A rural residential PUD is specifically designated for the conditional
use permit PUD option.
It is important to review the purpose and intent of a PUD. The following passages are
taken from the zoning ordinance.
Subd. 10. PUD, Planned Unit Development.
A. Purpose and Intent. The purpose of this section of the Zoning Ordinance is to provide for
the grouping of lots or buildings for development as an integrated, coordinated unit as
opposed to traditional parcel by parcel, piecemeal, or sporadic approach to development.
This section is intended to introduce flexibility of site design and architecture for the
conservation of land and -open space through clustering of lots, buildings and activities, which
Moon Marsh
page 6
promote the goals outlined in the Comprehensive Plan or serve another public purpose. It is
further intended that planned unit developments are to be characterized by central
management, integrated planning and architecture, joint and common use and maintenance
of parking, open space and other similar facilities, and harmonious selection and efficient
distribution of uses. ...
The PUD, by allowing deviation from the strict provisions of this Ordinance related to
setbacks, heights, lot area, width and depths, yards, etc., by conditional use permit or a
mixture of uses by rezoning to a PUD District, is intended to encourage:
1. A development pattern in harmony with the objectives of the Comprehensive Plan.
2. Innovations in development that address growing demands for all styles of economic
expansion, greater variety in type, design, architectural standards, and siting of structures
through the conservation and more efficient use of land in such developments.
3. The preservation and enhancement of desirable site characteristics such as existing
vegetation, natural topography and geologic features and the prevention of soil erosion.
4. A creative use of land and related physical development which allows a phased and
orderly transition of varying land uses in close proximity to each other.
5. An efficient use of land resulting in smaller networks of utilities and streets thereby
lowering development costs and public investments.
6. Promotion of a desirable and creative environment that might be prevented through the
strict application of City zoning and subdivision regulations.
C. Rural Residential Planned Unit Development Requirements.
1. Purpose. It is the intent of this section to establish special requirements for the granting
of a conditional use permit for rural (without City water or sanitary sewer) residential
conservation subdivision PUD project in order to promote:
a Preservation of productive land for agricultural use.
b. Preservation of wildlife habitat and unique natural resources.
c. Reduction of negative impacts on the environment.
d. Creation of common open space that provides a unified landscape for the use and
enjoyment of the neighborhood community and /or the general public.
e. A variety of rural residential lot sizes, configurations, and neighborhoods.
Density: Normal density in the Rural land use category is one unit per ten acres.
However, the PUD standards allow eight units per forty acres in a subdivision that is
served by a community sewer system that is approved by the Minnesota Pollution
Control Agency (MPCA).
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 hardly be visible.
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Moon Marsh
page 7
There will be easements that extend 10' around the wetlands. Some adjustments were
made to the first layout to increase protection of the conservation areas. The house pads
on two lots were revised to provide more use of the yard around the house without
encroaching on the easements (L2 B2 and L1 B3). In addition, the western border of
Lots 1 & 2, Block 2 were moved eastward, increasing the area within the outlot versus
land within the lots. Removing this area from individual lot ownership is one way to help
protect the wetland.
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.
The fmal design details will be reviewed when the final complete design is submitted,
which will be required before any site work begins or the fmal plat is approved,
whichever comes first.
Wetlands and Stormwater Management: The Rice Creek Watershed District
(RCWD) has approved the delineation of the wetlands on the site and the mitigation plan.
The wetland complex to the east of the site, which corresponds with Rick Creek, is DNR
protected wetland 740W. Wetland #4 in the southeast corner of the Moon Marsh site is
part of this complex.
• The proposal would fill 4200 sf of wetland along the roads and mitigate this with 4200 sf
of new wetland and 4200 sf of public value credits in the form of infiltration basins. The
design and implementation must comply with RCWD requirements.
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
3.26
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
There will be easements that extend 10' around the wetlands. Some adjustments were
made to the first layout to increase protection of the conservation areas. The house pads
on two lots were revised to provide more use of the yard around the house without
encroaching on the easements (L2 B2 and L1 B3). In addition, the western border of
Lots 1 & 2, Block 2 were moved eastward, increasing the area within the outlot versus
land within the lots. Removing this area from individual lot ownership is one way to help
protect the wetland.
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.
The fmal design details will be reviewed when the final complete design is submitted,
which will be required before any site work begins or the fmal plat is approved,
whichever comes first.
Wetlands and Stormwater Management: The Rice Creek Watershed District
(RCWD) has approved the delineation of the wetlands on the site and the mitigation plan.
The wetland complex to the east of the site, which corresponds with Rick Creek, is DNR
protected wetland 740W. Wetland #4 in the southeast corner of the Moon Marsh site is
part of this complex.
• The proposal would fill 4200 sf of wetland along the roads and mitigate this with 4200 sf
of new wetland and 4200 sf of public value credits in the form of infiltration basins. The
design and implementation must comply with RCWD requirements.
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Moon Marsh
page 8
Drainage and utility easements will be established that cover and extend 10' beyond the
wetlands, in accordance with City requirements. Conservation easement locations will
correspond to these drainage and utility easements.
Two infiltration basins are proposed, one on the north side of the site along the road, one
on the south side.
Floodplain: The FEMA floodplain map shows much of the site within the 100 -year
floodplain. The RCWD has determined the 100 -year elevation to be 887.5. Lowest floor
elevations are at least two feet above this in accordance with City policy. There will be
minor floodplain fill which will be addressed by excavating an area of equal volume to
compensate (compensatory storage).
Roads, Access, Traffic: The proposal extends the existing driveway on the south
part of the site to become a private loop road with another access onto East Rondeau
Lake Road. This private road serves all four lots. Because heavy vegetation can block
sightlines, a certain area should be cleared where the loop accesses East Rondeau Lake
Road.
The right of way for the east 33 feet of East Rondeau Lake Road will be dedicated with
the plat. The road is an easement now. This will be clarified with the title search that
will be necessary for a final plat.
The creation of three new residential lots will not create a traffic generation problem.
Park Plan and Dedication: The parks plan shows Natural Resource Protection Areas
corresponding to the locations of wetlands as revealed by the wetland delineation. These
are wetland areas that will be protected by existing wetland law or may be important
plant communities. They will be covered by a conservation easement as well as a
drainage and utility easement.
The Natural Resource Conservation Areas are uplands with features that have high
ecological value. These areas should be examined for the potential for protection. The
rare plant survey found no rare species in the uplands on the site, and most of these areas
have been disturbed by past use.
Park dedication will be cash in the amount of $2075 for each of the three new lots, for a
total of $6225.
ENVIRONMENTAL BOARD ACTION
The Environmental Board reviewed the project on June 27t. Their comments are
attached. Overall, the Environmental Board was positive about the project.
Moon Marsh
page 9
PLANNING & ZONING BOARD
The P & Z opened the public hearing on July 11, continued it, and on August 8 voted
unanimously to recommend approval of the project with conditions. The conditions are
included in Resolution 07 -142..
OPTIONS
1. Approve Resolution 07 -142, which approves the application with conditions.
2. Deny the application.
RECOMMENDATION
Option 1
This review is based on the following submittals:
1. Preliminary Plat, revised 7/25/07, rec'd July 27, 2007
2. Existing Conditions, 6/1/07, rec'd July 27, 2007
3. Street Plan and Profile, revised 7/24/07, rec'd July 27, 2007
4. Street Cross Sections, 6/1/07, rec'd June 8, 2007
5. Storm Water Pollution Prevention Notes, revised 7/24/07, rec'd July 27, 2007
6. Notes and Details, revised 7/24/07, rec'd July 27, 2007
7. Archaeological Survey Report, November 21, 2006, rec'd January 18, 2007
8. Rare Plant Survey Results Letter From Critical Connections Ecological Services,
June 28, 2007
9. Letter from Steven B. Schirmers, S -P Testing, Inc., July 27, 2007, regarding
valves in mound system
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LOTS /UNITS as of 6/21/07
Development Name
approved prelim. plats
Preliminary Plat
year
end
2002
2003
2004
2005
2006
2007
2008
2009
2003 -09
maximum:
1029
total
Stoneybrook
103
51
0
2nd Addn
0
52
52
Century Farms North
249
56
65
52
43
33
249
Keefe: prel plat, not final
plat
1
1
1
Morton (minor subdiv)
0
1
0
1
Ravens Hollow
56
0
56
56
Haley Manor (10 new lots)
10
10
0
10
Crystal Cove
3
3
0
3
Millers Crossroads
152
22
47
51
32
152
Lakeview Estates (2 new)
2
2
2
Snell (minor subdivision)
0
1
1
Pheasant Hills Pres. 13th
1
1
1
Justin's Preserve
1
1
1
Marshan Estates
4
4
4
Rice Creek Church duplex
2
2
2
Rice Church: Oakwood
View
10
10
10
Junes Addn
2
2
2
Highland Meadows East
2nd
18
18
18
Marshan Townhomes 2nd
23
23
Pheasant Hills 12th island
8
8
8
West Shadow Ponds 2nd
Add
1
1
1
Vaughan Addition
5
5
5
Angie's Acres (1 new)
1
1
1
Marshan Lakeview (2 new)
2
2
2
Marshan Meadows
20
20
20
Pine Glen
72
40
32
72
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Moon 41k,
page 11
LOTS /UNITS as of 6/21/07
Development Name
approved prelim. plats
Preliminary Plat
year
end
2002
2003
2004
2005
2006
2007
2008
2009
2003 -09
maximum:
1029
Cavegn (1 new lot)
1
1
1
Golden Acre (3 new lots)
3
3
3
Fran's Estate (1 new lot)
1
1
1
Cox Estate (1 new lot)
1
1
1
Grandview
7
7
7
Moon Marsh
3 new
3
3
total
51
148
176
171
141
77
713
remaining of annual 147
remaining of 1029 units for
pre -2010
-1
-29 -24 6 70 147 147
316
•
•
COMPREHENSIVE PLAN
PROPOSED LAND USE,
(detail)
COMPREHENSIVE PLAN PROPOSED LAND USE,
AUAR BORDER, AND FUTURE ROADS
(detail of AUAR Figure 6 -2: Scenario 1)
MOON
MARSH
SITE
AUAR
STUDY
AREA
•
•
ZONING MAP (detail)
MOON ��➢
MARSH
SITE
l
1 r
r ti!t