04-19-2010 Planning Commission Packet

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. 10-3458 12 April 2010 Page 5 of 6 the community. The requirements of this conservation design ordinance are meant to preserve and enhance this ecological/aesthetic character by requiring: (9)protection and enhancement of drainageways and water quality; (2)protection and enhancement of ecological communities (3) reinforcement and establishment of ecological connections throughout the city; (4) augmentation and preservation of viewsheds including corridor enclosure and buffering; (5)preservation and improvement of views; and (6)preservation or reinterpretation of local landmarks. Conservation Design is defined in the ordinance as follows: Conservation design means a two-phased approach to design and development that maintains or improves ecological assets, provides infrastructure that works with the land, and incorporates people's instinctive desire to experience nature. Some conservation design strategies include: identifying and avoiding sensitive natural features, planning roads along contours, allowing lots to border natural open space, integrating ecological stormwater management, using smaller lots, and educating developer and buyers about the ecological values of the landscape. The first phase entails an inventory and analysis of the potential development site's natural features, existing land uses, and wetland delineation. The second phase entails analyzing the design implications of the findings from the initial phase, alternative stormwater design, and a conceptual design for road and lot layouts. Issues for Discussion Conservation Desictn: In January 2010, the City formally adopted a Conservation Design Ordinance. This proposed subdivision is required to conform to the standards outlined within the Conservation Design Ordinance. The developer should develop a plan which identifies and outlines measures for preserving the ecological assets unique to this property. This plan should be submitted to the City to be reviewed and implemented prior to consideration of the Final Plat. The Planning Commission should discuss whether elements identified within the large lot (Lot 2) should be preserved now as part of this plat or if it is more appropriate to defer until Lot 2 is further subdivided in the future. Future Development: If the Planning Commission has concerns regarding how this property will develop further in the future it would be appropriate to request submittal of a concept "ghost plat" of the property so that any unforeseen concerns can be addressed. Existinq Buildin�s: Planning Commission should also discuss the existing buildings on the property. The existing horse barn is situated right up against Outlot A. Is a 0-foot setback from this private drive outlot appropriate? One potential solution is the existing home and accessory buildings/structures on the property could remain until the property is further subdivided requiring a 50-foot, private road outlot be created. The guest house CUP should be discussed and included in any recommendation regarding Lot 2. The same consideration regarding the accessory structures could be applied to Lot 3 if the Planning Commission feels it is appropriate. The cabin on proposed Lot 3 would be considered the principal structure once these lots are held in separate ownership. Averaqe Lakeshore Setback Variance (Lot 1): As Lot 1 is located entirely within the average lakeshore setback of 3051 Farview Lane variances will be required at the time of the construction of a new home. Technically 3051 Farview has no lake views over this lot due to trees, topography and their own home's orientation, the Planning Commission should discuss the merits of granting a perpetual variance for this lot with the subdivision approval.