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• <br />• <br />• <br />Potential wetlands impacts shall also be analyzed in regards to the proposed future south <br />extensions of Street B and Street E. Mapping data from RCWD indicates wetlands in the <br />locations of both extensions. <br />Floodplain <br />The 1982 FEMA Flood Insurance Rating Map (FIRM) indicates the southeast quadrant of <br />the site is located within a designated Zone A flood plain district. Per the Stormwater <br />Management Plan, the 100 -year flood elevation is 909.7 which according the RCWD, <br />this would also be the 100 -year regulatory flood elevation. With the exception of the <br />ditch, the site is above this elevation and no floodplain fill is proposed for this project. <br />A Letter of Map Revision (LOMR) will need to be obtained from the Federal Emergency <br />Management Agency (FEMA) to verify the floodplain is not impacted by development. <br />Per the Floodplain Ordinance, a Conditional Use Permit is required for any floodplain <br />fill. The low floor freeboard shall be 2 feet above the floodplain elevation. The proposed <br />lowest floor elevations appear to meet this standard. <br />Growth Management Policy <br />Per the Comprehensive Plan (page 3 -27), an annual average of 230 units per year over <br />each 5 year phasing period not to exceed 345 units in any 1 year is allowed. At the end <br />of the 5 year phasing period unallocated units will be averaged out over the next 5 years. <br />A phasing plan shall be required to insure consistency with this requirement. <br />Final Plat <br />A land use application for PUD Final Plan/Final Plat of NorthPointe shall be required. At <br />such time, the developer shall enter into a Development Contract and other documents as <br />the City deems necessary. <br />Supporting Documents <br />Other supporting documents include: <br />• Traffic Impact Study by Westwood Professional Services dated November 12, <br />2013 <br />• Geotechnical Exploration Report by Haugo GeoTechnical Services dated August <br />6, 2013 <br />• Stormwater Management Plan by Carlson McCain dated November 8, 2013 <br />• Tree Inventory Report by Carlson McCain dated November 8, 2013 <br />• Wetland Delineation Report by Kjolhaug Environmental Services Company, Inc. <br />dated December 3, 2013 <br />• CSAH 34 (Birch Street) Corridor Study by SRF Consulting Group, Inc. dated <br />April 2011 <br />11 <br />