05/10/1999 Council Packet - Laserfiche WebLink

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Peregrine Pass PDO April 26, 1999 page 6 5. Traffic generation by the proposed use is within capabilities of streets serving the property. The addition of ten homes will not overburden the roads. Preliminary Development Plan/Plat Comparing Proposed PDO Plan to Normal Zoning This plan incorporates several environmentally friendly features that would not be included in a development under normal zoning standards. The number of lots would be the same either way. However, under normal zoning, the large wetland would be significantly impacted, greater tree loss would occur, and there would be more impervious surface. The plan eliminates the need for driveways onto public roads, so there is an added safety factor that development under normal zoning would not have. Wetland: Under normal development standards, it is common for a developer to fill wetlands and replace them either elsewhere on the site or on another location. Typically, a developer would fill approximately 11,000 s.f. of wetland and replacing it elsewhere within the site at a 2 to 1 ratio. There is ample space to do this. The proposed plan avoids filling any of the large wetland. In addition, the plan proposes that the City hold an easement over a buffer strip around the wetland. This easement will prohibit certain activities in this buffer strip: erecting buildings, mowing, and clearing of vegetation. The buffer strip will help filter runoff naturally before it enters the wetland. A small wetland on the western edge of the site is not large enough to require replacement under law. This small wetland would be filled under either development scenario. Trees: Developing the site under normal zoning would result in up to seven driveways accessing 12th Ave. Currently, there is a wide growth of tall trees along the property line (about 50 ft. wide). The trees are very close together. Each new driveway would require cutting through these trees. In addition to the trees that would be cut down, more trees would probably die due to damage to their roots. The proposed plan eliminates the need for all the new driveways on 12th Ave. In order to do this, the lots are narrower but they all access a new cul de sac road. This cul de sac road is designed to access 12th Ave. at the location of the existing driveway. This means that fewer trees overall are lost.