4 - Impervious Coverage in the Transition Residential Zone for RCS Developments

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` STAFF REPORT Application: Impervious Coverage in the Transition Residential Zone for RCS Developments Applicant: City of Pequot Lakes Background: With the Trailside Estates project, we are running into our limit on impervious coverage. The ordinance has the impervious coverage limitation in the Transition Residential zone set at 15% (Section 5.7, Subdivision 3). The Transition Zone is to serve as a transition between the more urban zones, such as Urban Residential (40% impervious) and Downtown Mixed-Use (50-90% impervious), and rural zones such as Rural Residential (15% impervious), Agriculture(io%impervious) and Forest Management(io%impervious). When developed as a Rural Conservation Subdivision (RCS), Transition zone property is development in a pattern more resembling the urban zones than the rural zones. When the property is developed using standard lot/block subdivision, the large lot sizes (5 acres) means the development pattern is more rural. The Trailside Estates development team is requesting, and your Staff is recommending, that we modify the Ordinance to provide for up to 30% impervious coverage in the Transition Zone when an RCS is used. To receive the increased allowance,the property would need to be outside of the shoreland areas and provide for advanced stormwater management on site. Staff Recommendation: The Staff recommends amending Section 8.1, Subdivision 3C of the Land Use and Subdivision Ordinance.The Ordinance currently reads: C. Maximum Coverage by Structures. Same as underlying district as applied to the entire parcel prior to subdivision. The Staff proposes that the Ordinance be amended to read as follows: C. Maximum Coverage by Structures. Same as the underlying district as applied to the entire parcel prior to subdivision, except in the Transition Residential zone where impervious coverage may be increased to 30%of the total lot area provided that the following conditions are met: i. The property containing the proposed subdivision lies outside of shoreland areas (i000 feet of a protected water). ii. The applicant has submitted a stormwater retention plan showing the containment of the volume of water resulting from a io-year, 24-hour storm event on the parcel. This stormwater plan must be completed to the satisfaction of the City of Pequot Lakes. iii. Direct runoff of stormwater to adjacent properties and wetlands shall be eliminated through the use of berms, infiltration ponds, swales, filtration strips, or other acceptable permanent means. City of Pequot Lakes Staff Report 7-1 July 20,2006