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Comprehensive Plan Amendment <br />Hardwood Creek LLC <br />page 7 <br />5) A Staging and Time Schedule of Development. <br />The submittal included a phasing plan. The site would develop from south to <br />north, with over half the commercial development and some residential in phase one. <br />Phase two would include the rest of the commercial area and a large amount of <br />residential. Phases three and four would continue the residential development. The <br />developer envisions full build out of the site over six years. <br />However, any approved phasing plan will have to be based on infrastructure <br />capacities. This will be examined with the detailed application. <br />6) Other Special Criteria for Development. <br />The AUAR has been completed. The project design must comply with the AUAR <br />mitigation plan. In addition to those discussed above, some specific elements <br />include: <br />Stormwater management to promote water quality is an important concern. <br />Several branches of the county ditch system lay in tiles crossing the site. In addition, <br />many drain tiles that are not part of the ditch system were placed on the site over the <br />years to drain the land for agriculture. Much of the potential for incorporating <br />conservation development elements into the development lies with the stormwater <br />management design. Utilizing infiltration to the greatest extent possible will be <br />important, as will accommodating the flow currently carried by the numerous drain <br />tiles. The resolution includes a number of requirements taken right out of the AUAR <br />mitigation plan, such as: <br />• infiltration through sheet flow, swales, rain gardens <br />• control of runoff rate <br />• control of runoff volume <br />• provide 1 -foot contours <br />• break up impervious surfaces <br />• disperse outflow from storm facilities (to create sheet flow, infiltration) <br />• stormwater management areas with shallower slopes for more infiltration <br />Development timing /phasing will be another important aspect of this <br />development. Transportation infrastructure is needed to support a development of <br />this size. In addition, improvements to the water and sanitary sewer infrastructure <br />will be needed to support full build out of the project. The extent and timing of site <br />development will rely heavily upon these issues. <br />Conservation Development Issues <br />Stormwater management methods, open space areas, connecting habitat and trail <br />greenways are conservation development elements described in several policy <br />