11-19-2007 Planning Commission Packet

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x s FILE#06-3208 June 19,2006 Page 3 of 6 amendment document is attached(Exhibit J). Please pay particular attention to the information on pages 13 and 14 having to do with Development Site#1, of which the applicant's site is the westerly portion. Also look at Figures 7, 8 and 9 which identify critical elements of the site that should be preserved or enhanced at the time of developrnent. SITE PLAN AND ANALYSIS Lot Area/Width/Setbacks: Minimum Standard Lot Pro osed Lot Area 87,150 s.f. 30,016-63,426 s.f. Lot Width 200 feet 157-235 feet Least distance between side setbacks: 80' Lot Depth Not specified 157-235' Least distance between front and rear setbacks: 100' Buildable Area* 47,040 s.f.(200'by 436' lot) 12,491 s.f.to 35,141 s.f. 50' front 30' front Building 30' side 20' east side** Setbacks 50' rear 40' west side** 50' rear or 20' from wetland buffer *Lot area less setbacks and wetland buffer **To make side yards more usable the houses will be placed toward the east side of the lots. Circulation: Access would be provided by a private cul-de-sac off Homestead Trail. The major part of the road would be 24 feet wide with no curb. This road has been shortened since the sketch plan and the turnaround loop replaced by a traditional circle of pavement. 24 feet is the City's standard for a residential street serving three to six units. Bill Meyer, Fire Marshal,reviewed the sketch plan and indicated the 24-foot wide road is acceptable as long as there is no parking on one side of the road. Utilities: The applicant proposes to extend City water to serve the development. The main would be extended from the northwest corner of Old Crystal Bay Road and Sixth Avenue North through the site to Homestead Trail. There is adequate capaciTy in the water system to accommodate this extension. The applicant intends to utilize a cluster septic system. The five houses northeast of the private road would each have its own septic tank discharging to a gravity collector line ending at a lift station that would pump the liquid effluent to a sand filter located in the vicinity of the existing house (which would be removed). The house on the southwest side of the private road would pump its effluent directly to the sand filter. From the sand filter the effluent would be pumped to single community dr�eld to the west within the common area. The use of the sand filter allows the dra.in field to be created without removing trees. An alternative drainfield location was identified adjacent to the primary drainfield. Other than a few shared septic systems for seasonal dwellings on Big Island,this will be the first shared septic system in the City. Careful installation, ongoing system management and adequate legal controls will be needed to ensure its proper functioning. Surface Water Mana�ement: The applicant proposes no storm drain pipe. Virtually all the site now drains to the wetland and this will continue. Runoff from the road will be directed to rain gardens within the wetland buffer by swales. Staff would note that the Minnehaha Creek Watershed District(MCWD)may have additional requirements.