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#17-3962 August 21, 2017 Page 2 of 6 sketch plan are provided in Exhibit F. General Site Characteristics The property is a peninsula created by filling of wetland adjacent to the shore of Carman Bay more than 50 years ago. The property is wooded with mostly poor -quality volunteer trees that have grown up over the past 30-50 years. The land is relatively flat, just a few feet above lake level, and portions of it are below the 931.5' floodplain elevation. In areas where filling of flood plain is required in order to build homes, mitigation measures would be necessary. Given the history of the parcel as a wetland, measures such as pilings may be necessary in order to support homes. There are a number of existing easements on and adjacent to the property as well as potential encroachments that influence the proposal: Utility Easement, Document Nos. 855727 and 862192. This is the sanitary sewer easement granted to the City when the sewer lines serving this area were installed in 1966. The easement as described apparently does not match the actual location of the sewer lines. The proposal suggests thay these easements will be vacated and new ones over the actual pipe location will be granted. Drainage and Shore Stabilization Easement, Document No.T5010662. This is an easement granted to the City in 2012 to allow the restoration of shoreline over the existing sewer lines where the shore had eroded over time. This easement will remain in place. The watershed district has noted that the Easement prohibits structures within the easement; they are verifying with their legal consul to verify if the road and docks are considered structures per that document. Private Driveway Easement, Document No. 1023891. This easement was created in 1972 as part of the platting of the three lots to provide access to all three. The easement includes a private cul-de-sac. The easement will be vacated. Perpetual Roadway Easement (over 3560 Ivy Place), Document No. 922012. This is an easement granted in 1968 over the adjacent lot owned by the White's at 3560 Ivy Place. This easement presumably remains in place. Utility Easement (over 3560 Ivy Place), Document No. 855726. This is a perpetual underground utility easement granted to the City over 3560 Ivy Place in August 1966. Unknown at this time whether this easement remains in effect given the easement granted in 862191 (below). Utility Easement (over 3560 Ivy Place), Document No. 862191. This is a perpetual underground utility easement granted to the City in October 1966, believed to be a replacement or correction of the easement granted in August 1966. View Easement, Document No. 1160211. In addition to the defined easements within or adjacent to the property, there is a view easement of record in favor of the Powell property at 2916 Casco Point Road, which limits the number, location and height of the homes allowed within Lots 1-2-3 (no more than two homes total; no home may extend northwest of a line 25' NW of the line between Lots 2 & 3; dwelling closest to the NW end of the three lots cannot be more than one story in height). Possible Sewer Connection Encroachment. Staff has been advised that the existing sewer connection for the residence at 3560 Ivy Place crosses the applicants' property. This needs to be confirmed and if it exists, the encroachment should be eliminated (relocate sewer connection) or applicants must grant an easement for the encroachment.