01-20-2004 Planning Packet - Laserfiche WebLink

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M4-2f71 J22t-324« Waitf1«ini RomI iamury 14.2M4 ri«t) II/. OHWLarndFMMmlmmmi^ The Zoning Code definn the OHWL fiw watercourses as “the elevation of the top of the bank of the channeP. It also establishes the *Ttegulatoiy Flood Protection Elevation” (RFPE) as an elevation no less than 1.0 foot above the 'regkmal nood ’. i.c. I’ above the IOO->ear Hoodplain ele\ation. The Surface Water Management Plan indicates that the Normal Water Le\ el for the large wetland basin just to the north of the properly is elevation 963.5*. with the High Water Level (100-year flood level) at elevation 970.4*. The top of the bank of the channel at the constriction area in Ut I U at approximate elevation 968.0*, and closely matches the delineated wetland boundary. In recent discussions with the City Engineer, staff has concluded that the OH\\T for setback and lot area calculation purpose for this property should be established at the wetland boundao elevation of 968*. The RFPE, i.e. the minimum floor elevation for anv building, should be established at elevation 971.4*. In proposed Lot I, it appears that neither the buildable area nor the septic sites will be impacted by floodplain and OHWL elevations. However, the creek drivewav crossing will likely require fillinK within floodplain as well as wetland. IV. Front Lot/Eaek Lot The original subdivision was created prior to the 1994 adoption of^front lolback lot ” standards (Sections 78-1370 and 82-256). The existing lots aren’t subject to these special setback and area requirements, but because new lots are being created, the subdivision will be subject to those standards. The impacts include: - Lot I M a b^k lot must meet a 3 acre minimum (it does); • Lot I is subject to 150% of the standard setbacks (See staff sketch. Exhibit C2). • Access to Lot 1 must be via a 30* driveway outlet (as proposed) - Lot 2 is subject to a 50* side street setback from the drivewav outlot, r-.? er than a 30* side setback. Suminaiy of Regutotorv- Impacts 1.The 968 OHWL along the creek is the contour from which setbacks should be measured for this property. The key OHWL setbacks that affect development of the site a'c* • 100* structure setback from OHWL - 75* septic setback from OHWX - no hardcover allowed within 75* of OH\\X Areas below* the OHWL will not count toward lot area calculations. The lot diy/wei ueas and the OHWX Ktbacks as shoim by the sui\e>or appear to be acceptable.