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FLOOR AREA RATIO
S-Mart Real Estate took the initiative and worked with City Engineering Dept. and Jeremy
Kashman to make this interchange safer after the roundabout construction. The original plan
was to provide an ingress and egress on the far east side of the gas station property which
would be right at the exit of the east bound roundabout. SMRE proposed extending the culvert
under 116th St. 110 feet to the south to allow for an ingress and egress as far east of the
roundabout as possible.
SMRE secured all the necessary approvals from Federal, State and City and installed this culvert.
It needs to be pointed out that this area cannot be developed because the City requires a 40
foot wide easement over this culvert. This area, although beneficial to the City, now hurts the
developer in his attempt to reach the Floor Area Ratio requirement. This area is equal to
approximately 8352 sq. ft. and, in the view of the Developer, should NOT be counted in
determining the floor area ratio.
Flood Plain Mitigation
This site is a very difficult site to develop even without the constraints imposed on it by The
Rangeline Overlay Zone Ordinance. We are forced to use part the floodplain to provide parking
and we are incurring substantial expense in creating additional floodplain to offset the minor
use of the floodplain for parking.
Per our Civil Engineer estimate, we would be removing approximately 30 cubic yards from the
existing floodplain which would have little impact on the entire floodplain area.
It might be possible to cut additional areas (green areas) as per John Thomas email of 01-30-23.
“I did identify some areas where the project may be able to cut from the floodplain to offset or
even forgo the need for a variance (yellow areas in image below), but it would probably
necessitate removing the trees from those areas. There is a fair amount of trash in the
floodplain, as well as invasive species, which would be beneficial to the floodplain to have the
cleaned up/removed.”
We will attempt to do this once earthwork begins on the site.