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13-3637 November 14,2013 Page 4 generally ranging in size from 17,000 s.f, to 22,000 s.f. The Glendale Drive neighborhood in Long Lake (directly east of the property) has lots in the range of 14,000 s.f. to 20,000 s.f. It is worth noting that while homes along Willow Drive in the Hackberry neighborhood each have separate driveway accesses to Willow, the proposed development will have homes oriented towards an interior road with no individual driveways to Willow Drive. This reflects the current `collector road' status of Willow Drive as compared to its less trafficked `local street' character in 1950 when the Hackberry neighborhood was developed. General Site Characteristics The site consists of two separate parcels, the westerly of the two being a vacant field abutting Willow Drive and gently sloping downhill to the north, the easterly being a wooded lot containing an existing home (to be removed) which accesses currently off Watertown Road via a long, flag driveway. A creek cuts diagonally through the property from the northwest to the south east. The northwesterly potion of the site contains a Manage 2/3 wetland with boundaries delineated by Jacobson Environmental and confirmed by MCWD. The wetland continues in a narrower linear manner either side of the creek, leaving an area of non-contiguous dry land northeast of the creek. Conservation Design During the sketch plan review in February 2013 the applicant was advised to complete a Conservation Design Report and Master Plan to determine what natural values of the site should be preserved or enhanced. The Conservation Design Report and Master Plan are attached as Exhibit C. Following is a summary of the significant findings and recommendations: - There are two basic views into the property from offsite: a. At Willow Drive looking east where a forested area and several trees are seen across the creek. b. From Glendale Cove Lane looking south, views of the forested area and several trees. - There are two notable corridor enclosures: a. Along the west side of Glendale Drive on the east side of the property there is an edged enclosure which shields the property with a solid wall of grassed vegetation and trees. b. Along the south side of Glendale Cove Lane there is an open enclosure with long views beyond the right-of-way yielding positive views. - The Natural Resource Inventory indicated the following: a. On the Level 1 and Level 3 MLCCS Inventory the site was classified as planted or cultivated vegetation. There were no Natural Areas documented on the site by the MLCCS Inventory. b. The tree stand northeast of the creek was inventoried for tree species and herb species composition. Principal tree species found were box elder, basswood, apple and green ash. Principal herb species found were ground ivy, buckthorn, stinging nettle and tall goldenrod.