05-18-2015 Planning Commission Packet

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15-3739 May 18,2015 Page 4 of 9 General Site Characteristics The property abuts Mooney Lake, a Recreational Development lake. A contiguous portion of an over 40 acre native Maple-basswood forest exists in the northern portion of the property; the southern portion of the property consists of established prairie with scattered wetlands. The plan reflects delineated wetland in 10 distinct basins with two additional created ponds near Mooney Lake. The eastern portion of the property also contains areas of steep slopes or bluffs. Lot 2 Block 1 has slopes of approximately 20% at its steepest, while the slopes at the site of the existing residence on Lot 6 Block 1 exceed 30% and would be considered as bluffs. Lot Layout and Lot Standards Proposed Lots 1 and 2, Block 1 will be accessed off of Sixth Avenue North via a private road contained within a 50-foot outlot; likewise a 50-foot private road outlot with cul-de-sac will provide access to Lots 3 through 7, Block 1 and Lots 1 and 2, block 2. Lots 1 and 2, Block 3 will have individual driveway access directly off of Hunter Drive. All lots are proposed to be served with private wells and septic systems. Septic testing has been conducted and the test reports have been reviewed by the City's consulting ISTS inspector - see Exhibit F. Mooney Lake has a 100-foot structural setback requirement from the lake for lots served by private septic systems. Average lakeshore setback restrictions will apply to each of the lakeshore lots. According to the RR-1B Zoning District standards all of the lots must contain 2.0 dry, buildable acres and meet a 200' width requirement at the road frontage as well as at the 50-foot principal building setback from the road (or 100-foot lakeshore structural setback). Stormwater Quality Overlay District hardcover restrictions apply to the lakeshore lots (Hardcover Tier l, 25% HC limit) as well as Lots 1 and 2, Block 2 (assigned to Hardcover Tier 2 - 30% HC limit - per the methodology of Code Section 78-1701) which are also wholly or partially within 1000 feet of Mooney Lake. Following is a brief review of each proposed lot, with applicant's comments excerpted from the Conservation Design Report: Lot 1, Block 1: This lot is shown as having 4.0 total acres of which 3.5 is shown to be dry buildable area. Wetland 2 is shown to be located entirely within this proposed lot. This lot is proposed as a lakeshore lot with 200 feet in width at the shoreline. The slope leading from the lake averages approximately 18%. It appears a house can be located on this property meeting the required 50' rear, 100' lake, 30' side and 35' wetland setbacks. A portion of this property is currently shown to be established prairie vegetation. Applicant's Consef-vation Design Report Comrrlents: Prairie grass preservation shall be enforced surrounding the wetland on the southerly boundary of the property.Access is off of Outlot E from County Road 6. Lot 2, Block 1: This lot is proposed as a lakeshore lot with approximately 240 feet in width at the lake and will have 3.39 acres, of which 3.0 acres is upland. This lot is proposed to be served via a 30-foot driveway outlot (Outlot G) off of the private road and therefore is defined as a "back lot". Back lots have additional dimensional requirement of 150% of the zoning district requirement or in this case 3.0 acres is the minimum required, and setbacks must also meet 150% of the standard. There are also areas of steep slopes on this property, up to 20% at the steepest. It would be appropriate to show rthe required setbacks on the preliminary plat drawings to show where a house might be developed on this Lot.