02-16-2016 Planning Commission Packet

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1�38t}7 , Februsry 11,2016 Page 6 Wetlands on Site and/or Impacted The property contains 3 distinct areas that have been delineated as wetland. Two of the 3 are proposed for preservation, while a 3rd, smaller depression delineated as a lowex quality wetland is proposed to be filled due to its location needed for the internal roadway system. �lease review the applicants'stcbmit�ed Narrative (F.xleibit B),Page 6,for additional detail. In order to preserve potential yard areas for homes surrounding the perimeter of the main wetlands, applicants are proposing buffer averaging subject to MCWD ruJ.es and requiring that agency's appmval. The reported buffer width requi�rement based on specific reductions for the relatively flat slopes is 28' on average. Applicants are proposing buffer w-idths ranging from IS' to Sb'. The proposed buf�er plan results in approximately 6,804 s.f. of buffer in excess of that required by MCWD. The City code requires a minimum struc#ure setback of 35' from the wetland boundasy, plus 10' additional where the 35' setback would be less than 10' from a MCWD required buffer. The City will require a Conservation and Flowage Easement over the wetlands being preserved. Tree and/or Woodland Impacts The site is extremely flat and open, with a few signif cant trees located in the vicinity of the former homesites at the Se and NE corners of the property. The developer proposes to preserve existing significant trees to the extent possible (see Tree Inventary and Tree Preservation Plan, Exhibit C, Sheets 11 and 12 of 15}. Perimeter Buffers Proposed In response to the discussions at the sketch plan stage, applicants are proposing to create perimeter buffers along the three adjacent roadways — see Eahibit D. Planning Commission shauld z�eview the proposed berming and vegetative screening along the north, south, and eastern lot boundaries. The buffers are intended to pravide screening from adjacent roadways into private yards and mi.tigate tree loss on the site. Archaeological Site Pro�imity Staff is unaware of any archaeoZogical sites within the property; the applicant should contact the State Historic Preservation Office (SHPO)to confum. Lot Layoat and Lot Standards The property consists of three separate parcels totaling 14.1 dry build.able acres (12.6 net developable acres), proposed to be subdivided to create 39 single family lots. The layout of the site is dictated by a number of factors, including: - location of wetlands; - coliector ar arteriat roadways on three sides; - the need to Iocate road access points directly across from those setving the Orano Lndustrial Park - provision for future road extensions to Dutnas property Thc li�a��s h�Y� ro os�d a l� �� kes i�to �ccou�t � � �cse f�ctors� T� �' e r�sul� ls a s��e w