12/12/2007 P&Z Packet - Laserfiche WebLink

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Main Street Village page 3 • The Wetland/Aquatic and Upland Habitats map (AUAR Fig. 10 -2) does not show any core or outlier habitat areas that we want to preserve. • Water quality, stormwater management, erosion and sedimentation: The AUAR includes analyses of surface water runoff issues which lead to requirements for including infiltration elements and other techniques. It also includes estimated stormwater management recommendations for specific development areas. These estimates in the AUAR cannot be considered strict requirements. However, they do provide guidance for mitigation. The mitigation plan establishes sizing criteria for stormwater management areas that are designed to support wetland complexes or large infiltrating surfaces with native plant populations. The approach is that these areas would be designed consistent with strict criteria for maximum filtration and/or infiltration of stormwater. The site is labeled development area Y -TD in the AUAR. The most general estimate suggests that 16 % -20% of the developable area would be needed for stormwater management (AUAR Fig. 17 -3). A somewhat more refined estimate suggests a need of 5 acres for stormwater management (AUAR Table 17 -5). These estimates are calculated for the entire 28 -acre site and are high compared to standard development practices. The submitted project only includes about a third of the total site (less than 9 of the 28 acres), so it is difficult to compare against the AUAR. Nonetheless, we can see that stormwater treatment is a challenging issues and it is important to consider the entire site rather than individual pieces. While those stormwater management areas are estimates and not mandatory, the AUAR does include specific requirements. Runoff rates must be at or below pre - development conditions. This is a standard requirement everywhere in the city, enforced on all projects. The AUAR also requires that runoff volume must be no more that 150% of pre - development runoff. The AUAR also requires that stormwater management areas have a 6:1 slope rather than the normal, steeper slope. These are being reviewed by the City Engineer. Archaeological Survey: A Phase 1 cultural resources survey was completed for the site and submitted with the project, as required by the AUAR. The farmstead site was found to be not eligible for historic listing. The survey investigators recommend that no further cultural resources work is necessary. AUAR Fee and Environmental Review: The City Council adopted a fee for new development within the AUAR area. This fee was based on the cost of the AUAR and calculated by anticipating that growth will occur first in the Stage 1 and 2 growth areas. The fee is $269 per acre, and 28.3 acres x $269 results in a fee of $7612. The fee goes toward the costs of preparing the AUAR and is justified because no environmental review is needed for projects within the AUAR area as long as the projects are consistent with the development assumptions in the AUAR. If the AUAR had not been prepared, the standard environmental review rules would apply. The submittal includes about 37,000 sf. A retail commercial project of 200,000 sf or more • would require an EAW. It is possible though unlikely that development of the full site would cross that threshold. However, the City would have the ability to require an EAW if there may be the potential for significant environmental effect.