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Zoning File «2398 <br />August 13, 1998 <br />Page 5 <br />#16 a. <br />b. <br />c. <br />d. <br />Add/rebuild 4 tees. <br />Regrade hill in front of forward tees (detail needed; this will be near the east <br />residential lot boundary). <br />Rebuild green bunkers. <br />Dn in tile bunkers to ditch that connects to Femdale Green neighborhood. <br />#17 a. Add/rebuild 4 tees. <br />b. Add/rebuild green bunkers (near Luce Line Trail; impacts?). <br />Drain tile bunkers to existing #15 and #18 ditch. <br />#18 <br />c. <br />a. <br />b. <br />c. <br />d. <br />Add/rebuild 5 tees. Back tee will be near Luce Line (impacts?). <br />Add/replace fairway bunkers. <br />Rebuild green bunkers. <br />Drain tile bunkers to #15/# 18 ditch. <br />Review of Potential Impacts <br />A majonty of the proposed plan has little or no impact on neighboring properties and should have <br />no negative environmental effects. Grading plans for most of the tee and bunker reconstruction have <br />been provided. Additionally, a plan for the drain tile system for the bunkers has been submitted, and <br />since the bunkers will primarily be discharging rain water that falls directly in them, there should <br />be no detrimental environmental impact from their eventual discharge to receiving waterways. <br />Certain of the proposed tee locations will be near road or Luce Line rights-of-way or residential lot <br />lines. The zoning code does not specify a minimum setback for golf course tees; the only clear <br />direction in the code is that grading within 5' of a lot boundary would be considered as unusual <br />grading and require special conditional use permit approval. It would appear to that all of the <br />proposed grading can (and should) be accomplished without encroaching within the 5' protected zone <br />at lot boundaries, including the Luce Line boundaries. It will be critical, however, in a few areas <br />as noted above, to verify lot lines and tee locations at the time an annual project permit is issued, to <br />avoid encroachment into neighboring properties. <br />Plarming Commission may wish to consider whether it would be appropriate to establish a minimum <br />setback for tees from property boundaries, based on the activity impact on adjacent properties. For <br />instance, where a tee i.as historically been, say, 50' from a residential lot line, and a new proposed <br />tee will be very near the lot line, that will change the degree and nature of activity near the residential <br />property. <br />Tee reconstructions are expected to each involve placement of fill materals in an amount possibly <br />ranging from 50-500 yards each. The applicants consultant has estimated the total earth movement <br />involved, including the ponds, at 27,500 cubic yards, mostly moving material from place to place <br />on the site and not necessarily needing to imnort or export materials. Approximately 2,000 cubic <br />yards of sand will be imported for the bunkers.