03-28-1994 Council Packet - Laserfiche WebLink

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il'i ^ L; ' ,ili ib - L-J li cr? I ljCeil Strauss March 22, 1994 Page 2 Proposed Redefinition of "Too of Bluff* The following facts and premises seem critical to us in the discussion of bluffs: • "Steep slopes" are those exceeding 12%. • DNR has chosen 30% as the slope that defines a bluff. • DNR has chosen a 50’ segment of slope less than 18% as not being part of a bluff, and has used slopes of 18% or more for 50’ segments that define the lower and upper points of a bluff. • Clearly, DNR feels that 18% is a key slope percentage, above which we should be concerned about the impacts of very steep slopes, as opposed to those steep slopes of 12-18% which are of somewhat lesser concern. We propose to redefine the "top of blufr as "that point on the cross-section of a bluff below which the slope becomes more than 18% and above which the average slope for a distance of 50’ or more is 18% or less". This 18% "breakpoint" can be easily defined using standard 2’ contour topographic maps which the City has readily available. Actual field topographic survey work by an applicant’s licensed surveyor would also be accepted. The intent of having slope average 18% or less for distance of 50 is consistent with the exception for buildable area in a mid-bluff setting already in the DNR regulations. While the proposed definition may ultimately be found to have its flaws, we feel that it meets the DNR’s intent for bluff protection, results in a more consistent and reproducible *^top of blufr determination, and yields a quantifiable facsimile of the "cormnon sense" definition. We would appreciate if you could give this definition your consideration, and advise us if you find it acceptable so that we can add this to our list of Shorelaiid Ordinance revisions which I anticipate will be acted on sometime this year. As always, please contact me at 473-7357 if you have questions. Sincerely, Michael P. Gaffron Assistant Planning & Zoning Administrator MPG/lsv cc: Jeanne A. Mabusth, Building & Zoning Administrator Ron Moorse, City Administrator