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Request for Council Action continued Page 2 September 7,2000 #2595 Brenshell Homes__________ 2.All drainage off the structures that would be located on Lots 2 and 3 should be redirected towards the cul-de-sac where the drainage would enter the storm sewer and flow towards the northern NURP pond. The concern is drainage from the stru»,tures would be concentrated towards Wildhurst and could impact the stability of the slope and drainage towards the lots east of Wildhurst Trail, 3.Protection of the wooded areas along Wildhurst and protection of the ravines would be accomplished through the granting of conservation easements over those areas. A conservation easement would be granted over the east half of Lots 2 and 3 to protect those areas from removal of vegetation and land alteration. Additional easements would protect the two drainage ravines. 4.The proposed grading plan reduces the existing drainage area to the southerly ravine by about 2.5 acres. Storm sewer will redirect this drainage area to the north pond where the gradient is half as steep as the south ravine. The City Engineer has reviewed the drainage calculations and commented they appear acceptable. Both ponds reduce the off-site flow rates compared to pre-development conditions. 5.The City is strongly recommending the developer not disturb the trees and.grades east of the cul-de- sac along Wildhurst Trail. The portions of the sewer that would be installed between Lots 2 and 3 and along Wildhurst shall be directionally bored to prevent any disturbance to the steep slopes. Sewer Service: Sewer Service is available in Wildhurst Trail. The main line would be extended in Wildhurst to a point between Lots 2 and 3. A utility easement 20' wide shall be granted between lots 2 and 3 from Wildhurst Trail to the cul-de-sac and standard utility easements shall be granted over Outlot B to allow extension of service to Garden Lane. The developer shall be responsible for construction the service out to Garden Lane. The portions of the sewer that would be installed between Lots 2 and 3 and along Wildhurst shall be directionally bored to prevent any disturbance to the natural grades and not require removal of mature vegetation on the slope. Boring under Wildhurst would also eliminate the need to temporarily close access to properties north of the proposed improvements. Options for Council Action: A.To deny the subdivision unless specific plan revisions are made per staffs comments noted above. Proposed Lot 2 is proposed to have some regrading to help redirect storm water to the NURP pond located on Lot 5. Some of the grading is in the proximity of a drainage ravine located along the south property line of Lot 2. That area should be protected. As of the date of this writing applicants have indicated they are willing to revise the plan but have not had time to complete a drawing. If the developer agrees to make the changes recommended by staff, or if the developer brings in a revised plan, approval could be granted, directing staff to draft the appropriate resolution for your next meeting. However, if the developer does not provide an amended proposal reflecting the staff recommended revision. Council should either adopt the attached denial resolution or obtain a written e.xtension of the review period from the developer on Monday night. fc| O' I I •