06-20-2016 Planning Commission Packet

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15-3763 June 16,2016 Page 7 of 8 existing homes on the properties being developed, payment of the standard Park Dedication fee for 3 new building lots would be appropriate; the current fee is $5,550 per lot or a total of $16,650. Stormwater and Drainage Improvements Applicant's revised plat with narrow private driveways is apparently intended in part to minimize disturbance and avoid the need for stormwater ponding. As proposed, stormwater management is being provided by individual rain gardens. It is likely that creating conforming roads with conforming cul-de-sacs will trigger the need for more aggressive stormwater management measures. Based on the provisions of Section82-284(1) with the existing home at 350 Stubbs Bay Road potentially remaining, the subdivision will be subject to the Stormwater and Drainage Trunk Fee for a total of 4 lots, resulting in a fee of 4 lots @ $7680/lot=$30,720. The stormwater management system for the current layout has been reviewed by the City Engineer (see Exhibit C for additional comments regarding stormwater management). All stormwater management shall be subject to MCWD requirements and approvals. Septic Systems & Wells The properties will be served by private on-site septic systems and private wells. Full soil testing and preliminary system designs have been completed for 5-bedroom homes. Testing and preliminary designs were completed with the original preliminary plat review, and those sites remain viable for future use. However, the previously tested and approved sites in the area of Lot 3 are not depicted on the submitted plans, and those sites would be almost completely within the proposed wetland buffer in Lot 3. Wetlands on Site and/or Impacted The wetland boundary delineation report has been approved by the MC WD. No wetlands are proposed to filled. A wide variation in wetland buffer widths is proposed, with lots 2 and 3 each having substantial areas placed in buffer. The City requires a Conservation and Flowage Easement over each of the wetlands. In the case of all wetlands on this site, the required structure setback will be 10 feet landward of the edge of the wetland buffers, or 35' from the edge of the wetland itself, whichever is greater. Woodland Impacts & Conservation Design The developer submitted a Conservation Design Report and Master Plan which was reviewed with the original preliminary plat approval. In general, the development will maintain the rural character consistent with the surrounding neighborhood, Applicant has arranged the site to preserve the noted significant tree stands to the extent possible. To this end, the road corridor outlot extension and shared driveway construction just north of the Kintyre cul-de-sac has been configured to minimize impacts to the introduced conifers near the south end of the site. Wetlands and drainage patterns will be maintained, and the views into the site will not be significantly disrupted. A vegetation management plan spells out a variety of actions to be taken with regard to wetland buffer areas, buckthorn, and reed canary grass. The suggested Master Plan management guidelines will be incorporated in to the development agreement and covenants to assure adherence.