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#OS-3131 December 8,2005 , Page 4 B. Relationship to Surroundiug Development This proposed SFR developrnent for 8 new homes has an average dry buildable lot area of slightly under 16,000 s.£, with no new building lots less than 14,000 s,f. as reconzmended by the Planning Conunission. This fits into the general range of lot sizes in the surrounding neighborhood. The Hackberry neighborhood directly to the west in Orono has existing developed SFR lots generally ranging in size fi•om 17,000 s.f. to 22,000 s.£ The Glendale Drive neighborhood in Long Lake (southeast of the church) has lots in the range of 14,000 s.f. to 20,000 s.£ The Han•ington Drive neighborhood in Long Lake (behind the fire station) has lots ranbing from under 12,000 s.f. to 25,000 s.£ When Parcel Group 3 was re-guided, a density of 2-3 units per acre SFR was chosen, which would be au average lot size of 14,000-22,000 s.f., very similar to the surrounding development. C. Conservation Design Parcel Group 3 is one of the areas reviewed as part of the Rural Oasis visioning study. The City's planning consultants DSU presented an analysis of important visual elements about Parcel Group 3 that will help define how Parcel Group 3 should be developed. While specific ordinances are not yet in place, this subdivisdion as a RPUD planned development has been required to address the visual impacts and the elements of Conservation Design. A key element in this plat should be the retention and enhancement of natural views looking northeastward towards the site from Willow Drive. Applicant has provided preliininary recommendations from AES, which Council should review(Exhibit F). D. Wetland Impacts—WCA Considerations, Buffers, etc. The southwesterly portion of the property contains wetlands which will be protected by a Conservation and Flowage Easement, save for a portion of a small wetland finger extending into Lot 8. Applicant is proposing to fill a 2000 sf portion of this finger, the deminimus amount of fill allowed by WCA regulations without requiring mitigation, Because of this filling, Lots 7 and 8 would not require variances for the wetland buffer setback established in the City's new wetland ordinance. Applicant will also be requesting that MCWD approve the revised wetland delineation that reclassifies portions of the ditch wetland along Willow Drive as "incidental" and acceptable to fill for roadway (and firture trail) purposes. E. Stormwater and Drainage Improvements and/or Easements Needed The proposed development is required to provide stormwater management systems including a NURP pond which is proposed in Outlot A. The entire property including wetlands and the Williamson residence lot will be subject to the Stonn Water and Drainage Trtullc Fee established for 2005 as $4,160 per acre for the 1/2 acre zone; no fee has beeu established for SFR at 2-3 units per acre, but we would eapect the above rate to be in the ballpark for the proposed development. W/iether tlre c/accrck pru•cel, Lot 3, sliould be e.renipt fi•om the SW&DT Fee is an item for fcu�tltet•disccrssio�7.