02-17-1998 Planning Packet - Laserfiche WebLink

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File #2341 February 12, 1998 Page 5 Septic Testing and Site Availability Steve Weckman has confirmed that all lots have viable primaiy and alternate sites, and that future testing would be needed to confirm whether less costly trench systems can be used on certain sites where mounds are now acceptable. Bluff Impacts Lots 5 and 6 contain a bluff, and the 'top of bluff was defined by staff during the sketch plan review. A 30' setback from top of bluff is required for any structures, and fill or excavated material is not allowed to be placed within the bluff impact zone. The top of bluff as depicted in the preliminary plat for Lot 5 does not match the top of bluff location identified by staff, and top of bluff actually is very near the proposed house location on Lot 5. Lot 5 has a very restrictive building site due to the street setback and top of bluff setback requirements. A more thorough analysis of the allowable building site should be considered for Lot 5, since that lot appears to be the least flexible of the lots in regards to house placement. Tree and Woodland Impacts: Easement Proposed Tree lines and wooded areas are shown on the topographic background map (See Exhibit I of Sketch Plan memo). Most of the wooded areas are near the shoreline or along the west property boundary. The dense woods along the shoreline will be under tremendous pressure. We could expect that individual homeowners will want to establish views of the lake from their new homes, by thinning the woods or creating open corridors to the lake. Such changes in the nature of the shoreline landscape would be unfortunate in the context of this virtually untouched arm of Maxwell Bay. The tree preservation ordinances currently in place would disallow cutting any 6" or larger diameter tree within 75' of the shoreline, and prohibit 'intensive vegetation clearing' within 75' of the shoreline, on steep slopes and in the bluff impact zone. During the sketch plan review, Planning Commission agreed that it would be appropriate to require that some type of 'tree conservation easement* be specifically developed for this site. This would appear to be possible under the provisions of Section 11.60, Subd. 1. The developer should also be required to plant boulevard trees along all roads per the subdivision code requirements. Issues for Discussion 1. Will Planning Commission accept the two cul-de-sac lots which require width variances?