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, <br /> 16-3$1}7 <br /> February 11,Z016 <br /> Page 6 <br /> Wetlands on Site and/or Impacted <br /> The property contains 3 distinct areas that have been delineated as wetland. Two of the 3 are <br /> proposed for preservation, while a 3rd, smaller depression delineated as a lower quality wetland is <br /> proposed to be filled dize to its location needed for the intemal madway system. Please review <br /> the applicants'sacbmitted Narrative(Fxhibit B),Page b,for additional detail. <br /> In order to preserve potential yard areas for homes surrounding the perime�er of the mai.n <br /> wetlands, applicants are proposing buffer averaging subject to MCDVD rules and requiring that <br /> agency's appraval. The reported buffer width requirement based on specific reductions for the <br /> relatively flat slopes is 28' on average. Appiicants are proposing buffer w-idths ranging from I S' <br /> to 56'. The proposed buffer plan results in approximately 6,804 s.f. of buffer in excess of that <br /> required by MCWD. <br /> The City code requires a minimum structure setback of 35' from the wetland boundary, plus 1Q' <br /> additional where the 35' setback would be less than 10' from a MCWD required buffer. The City <br /> will require a Conservation and Flowage Easement over the wetlands being preserved. <br /> Tree and/or Woodland Impacts <br /> The site is extremely flat and open, with a few signifzcant trees located in the vicinity of the <br /> former homesites at the Se and�TE comers of the property. The developer proposes to preserve <br /> existing significant trees to the extent possible (see Tree Inventory and Tree Preservation Plan, <br /> Ezhibit C, Sheets 11 and 12 of 1�. <br /> Perimeter Buffers Proposed <br /> In response to the discussions at the sketch plan stage, applicants are proposing to create <br /> perimeter buffers atong the tltree adjacent roadways — see Eghibit D. Planning Commission <br /> shauld zeview the proposed berming and vegetative screening along the north, south, and eastern <br /> lot boundaries. The buffers are intended to pravide screening from adj acent madways into <br /> private yards and mitigate tree loss on the site. <br /> Archaeological Site Proaimity <br /> Staff is unaware of any archaeological sites within the property; the applicant should conta.ct the <br /> State Historic Preservation Office (SHPO)to confirm. <br /> Lot Layoe�t and Lot Standards <br /> Thc property consists of three separate parcels totaiing 14.1 dry buildable acres (12.6 net <br /> developable acres), proposed to be subdivided to create 39 single family lots. The layout of the <br /> site is dictated by a number of factors, including: <br /> - location of wetlands; <br /> - collector ar arteriat roadways on three sides; <br /> - the need to Iocate road access points dircctly across from those set�ving the Orono <br /> Industrial Park <br /> - provision for future road extensions to Dumas property <br /> The applicants have proposed a plan that takes into account these factors. The result is a site <br /> layout with two raad entrances onto Old Crystal Bay Road and none onto Wayzata Boulevard. <br /> This is in part due to the expectation that there shotatld be just one curb cut onto Wayzata <br /> Boulevard(CSAH 112) to serve this property and the Dumas property, and that curb cut is lilcely <br />