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The pond may need to be increased for additional water quantity if a sub -surface storm sewer system were installed which would make lot line rearrangement more difficult. Storm sewer systems also require maintenance compared to surface stormwater management. I am'fhmiliar with Crystal Creek, one of the'projects, and maybe the only smaller residential development in Orono with sub -surface storm water management and curbs. Pillar Homes, a homebuilding company that I own is currently building in this neighborhood. The curbing easily becomes damaged. The site needed this type of storm water management due to the topography, and ultimately reduces the character of a non - urban streetscape. BohLand Development is currently completing a twenty -lot subdivision in the City of Independence that provides surface storm water management and is an important characteristic to feel of the neighborhood and improves water quality. At the request of the buyers already interested in purchasing in Carriage Hill, comments from the MCWD, and to maintain the characteristics of a non -urban streetscape, I am requesting that we approve the application that we have submitted. Other changes to the revised plan includes adding trees along Willow Drive and Carriage Lane. The exception to the landscapers comments would be to eliminate the additional landscaping along the back of lot 4 adjoining grown Road. This request comes form the purchaser of this lot. He is requesting that additional trees not be added because of the many mature trees that are already in place and keep as much remaining sunlight as possible in his backyard. The other exception would be not to add any trees around the cuI de sac portion and along the outlot access to lot 2. I would prefer to leave this up to the landscape plan for the individual homeowners and will approve all landscape plans provided according to the Homeowners Association By Laws. Any trees on these portions of the lots will probably be destroyed during construction. The following is response to additional recommendations from the Planning Commission dated March 16, 1999. 1. I have submitted the CUP land alteration application and paid the appropriate fees for lot 1. The tree inventory inside the grading limits for lot 1 will be completed for the Final application. A larger scale grading plan has been submitted showing the 6' addition to the existing driveway and the proposed grading detail for lot 1. 2. The driveways for lots 5 and 6 will have access from Carriage Lane. 3. Landscape (see above) 4. Lot 2 yards and setbacks shown as determined by staff and Planning Commission. 5. Engineering. Changes made according to suggestions with the exceptions as explained above.