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<br />Memo to City CouncillZC 99-7, P 99.10, CU 99.30 <br />September 20, 1999 <br />Page 3 <br /> <br />. <br /> <br />Under the Shoreland Ordinance, the site can be divided into tiers of 400 foot <br />increments radiating out from the pond. Preserve Estates has 3 tiers from the pond <br />and most of the development occurs within the second tier. None of the development <br />occurs within the Shoreland of the Trott Brook. <br /> <br />Generally, the Shoreland Ordinance allows a certain density of development within <br />each tier. Some of the "base density" from one tier may be transferred to the next <br />as long as the recieving tier is further away from the pond. Besides "base density," <br />an increase in density can be achieved by meeting various performance standards <br />such as additional open space, storm water management, vegetation protection and <br />landscaping. The developers have utilized increased density by increasing the <br />setbacks for septic systems and by protecting existing vegetation around the pond. <br />Attached is a density evaluation prepared by Terra Engineering, which outlines the <br />setback and density issues within the tiers. <br /> <br />Larry Krampka, from the DNR, has given preliminary approval subject to <br />conditions relating to the septic systems (letter attached). <br /> <br />Seotic Svstems <br /> <br />. <br /> <br />Typically, lots within Shoreland PUD's are required to utilize a clustered septic <br />system. The DNR has preliminarily agreed to allow individual septic systems if <br />under a homeowner's association maintenance agreement, subject to DNR review <br />and approval. Individual property owners will still own and be responsible for the <br />septic systems. <br /> <br />Due to the low nature of much of the plat, Engineering recommended having soil <br />borings of questionable septic areas on 10 of the proposed lots. From these borings <br />it was determined that five of the lots would require mound systems. Since the City <br />Engineers review and Memorandum, a revised GradingIDrainage Erosion Control <br />Plan indicates both the mound and conventional septic system locations. The City <br />Engineer has not reviewed the revisions. <br /> <br />A consideration of a clustered septic might be a preferred alternative to numerous <br />mound systems in the plat, although it would require MPCA review. Also, the <br />DNR has not yet reviewed and approved the Homeowners Association Maintenance <br />Agreement for septic systems that is required prior to approval of Final Plat. <br />Furthermore, at the request of the Building and Zoning Department and because of <br />the smaller lots, individual septic field areas shall be fenced off during construction <br />in order to protect them from compaction (See attached Howard R. Green <br />memorandum). . <br /> <br />Homeowners Association <br /> <br />. <br /> <br />As part of the development, a homeowners association shall be created with <br />mandatory membership within the plat. The homeowners association shall hold <br />and protect the conservation easement and be responsible for maintenance of all <br />commonly held land and maintenance and inspection of individual septic systems. <br /> <br />\ \elkriver\sys \shrdoc \planning\stevewen \ccmmo \p99-10.doc <br />