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� . . � <br /> FILE#06-3208 <br /> June 19,2006 <br /> Page 4 of 6 <br /> Grading: The private road will require about a two foot cut through the slope adjacent to <br /> Homestead Trail. It will then gradually slope downward. The turnaround is about nine feet <br /> lower than the intersection with Homestead Trail. All lots in the subdivision will <br /> accommodate basement walkouts. On the lots to the northeast of the private road the <br /> basement floor will be placed on existing grade. This will place the main level one to four <br /> feet below the street. Front yards will be filled and graded so that runoff is directed around <br /> the house. The main level of most easterly house will at about the same grade as Sixth <br /> Avenue North at the east end of the existing wooded area. The house on the southwest side <br /> of the private road will have the main level and garage roughly on existing grade. Its yard <br /> adjacent to the private road will be cut down to provide for a walkout basement. <br /> Common Area: There would be 16.76 acres of common azea, 6.87 acres of which would be <br /> non-wetland. The outlot would contain a11 the wetland plus the axea between the house lots <br /> and Sixth Avenue North, the area north of the wetland and a strip along Homestead Trail and <br /> the north boundary of the development west of the wetland. T'he wooded area along Sixth <br /> Avenue North would be within the common area. The common area north of the wetland <br /> would be linked to the private road by a pedestrian trail. <br /> Landscane Features: <br /> . The applicant proposes a stone entry gate and a five foot fence along Sixth Avenue North and <br /> Homestead Trail. The fence would extend north to the wetland along the east boundary of � <br /> the development and east to the wetland along the north boundary. Extensive plantings of <br /> deciduous and coniferous trees are proposed. <br /> Wetland• <br /> A requirement of the development is the creation of a 35 foot wetland buffer adjacent to the <br /> wetland. The applicant is enthusiastic about this requirement and hopes to be able to also � <br /> replace some of the reed canary grass within the wetland with more appropriate plant <br /> material. In some areas the wetland buffer may be extended beyond the required 35 feet. <br /> ISSUES FOR DISCUSSION <br /> Chan�e in Road and Lot confi�uration: From the sketch plan one lot has been shifted <br /> from the northeast side of the internal road to the southwest side. This road has been <br /> shortened and the turnaround loop replaced by a traditional circle of pavement. The <br /> applicant indicates these changes were made to place the most easterly house farther from <br /> Sixth Avenue North and make the lots larger. The revised road also fits the topography <br /> better. Are the changes acceptable? Are there any concerns about the orientation of the lot <br /> . southwest of the private road? <br /> Ri�ht of Wav Width: The code requires a 50 foot right of way and turnaround radius for a <br /> private road serving this many houses. The application proposes 40 feet and 48 feet. Staff <br /> suggests the Commission focus on the visual and functional impact of this. The pavement <br /> width will be the same regardless of the width of the right of way. What changes is the <br /> distance between the pavement and the house, since the setback is measured from the right of <br /> way. As proposed there would be a minimum of 38 feet between the edge of the pavement <br /> and the house or garage. With a 50 foot right of way this would be 43 feet. There will be a <br />