02-01-1982 Planning Packet - Laserfiche WebLink

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I i ■ ‘ L #671 Schlee Builders Page 2 Sketch Plan Review Bacause the Tonka property is included, the proposal now encompases the large wetlands on that property. That area was the subject of a detailed flood plain analysis as part of the 1978 Flood Insurance Study/Floodplain Ordinance adoption. The regulatory floodplain elevation of the marsh is 936.0* MSL. ISSUE: The engineer has only shown a 934 elevation. The 936 elevation must be used for flowage and conservation easement purposes, and a 26* construction/alteration setback is required. This eliminates Lots 1 and 2, Block 1 as dra%m. The benefit of including this marsh in the plat is the available wetlands density credits, and the pos sibility of using the flood control area as part of the required site retention pond. Full drainage plans will be required including additional ponding volume required (may raise the 936 elevation). Skimming devises, and outflow control devices. THE MAJOR ISSUE OF THIS PROPOSAL IS DENSITY. The zoning is LR-lC-1, 2 units per acre increasable to 3 units with a PRD. Because the property is sewered. Section 31.841c allows use of the floodplain area as density credit, provided the amount of wetlands area used as a credit does not exceed the dry land area (it won't; so this means in-effect that the wetlands area can be added to the net dry buildable area to arrive at allowable total density). Note however, that LR-lC-1 Section 34.621(g) specifically references 37.015, which in turn limits the result from all forms of density credit to not more than 4 units per acre of dry buildable ground. The previous applications approved for Schlee were 24 units on 9.2613 acres; 2.5914 units per acre gross density; 3.1462 units per acre net density (excluding street right of way). The current application indicates 60 units on 19.08 acres, or 3.14 units per acre gross (not net) density. No figure is given for street right of way. As proposed, it appears likely that the net density would exceed 4 units per acre in violation of 37.015, and far in excess of the 3.0 acre net density of the LR-lC-1 district. The 60 unit figure was obtained by adding the 24 units previously approved for the theater to 36 units on the Tonka property. The 36 unit figure was contained in the 1976 agreement between the City and appellants to the 1974 rezoning. See stipulation attached. He have not received detailed area calculations for the Tonka property. Our records indicate about 9.37 acres total including 3.41 acres of marsh and 5.96 acres dry. Using these figures and the LR-lC-1 PRD density, 1 calculate: dry land: 6 acres x 3 > 18 units wet credit: 3.4 acres x 3 > 10.2 units TOTAL « 28 units; not 36 i I - 4 stdlftai