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• • Fox Den Acres page 5 Utilities: Sanitary sewer and water service will connect to existing facilities in Fox Road. As of May 6th, the analysis of the water system was pending to determine if pressure and circulation are adequate for this development. If not, this project is premature. Grading and Stormwater Management: Stormwater ponds will be created in several locations on the site. There are unresolved questions regarding if the ponds will function as proposed due to high water elevations relative to surrounding wetlands. This requires geotechnical tests to determine ground water elevation. As of May 5th, we have not test data. The drainage design along the western edge must not impact the existing homes. Several lots are noted for "custom grading." However, we do need to ensure that the grading plan establishes fundamental grading parameters in these areas. Further information must be supplied. Drainage and utility easements will need to cover the ponds and stormwater facilities. Easements also must be platted along all the external property lines. The project requires the approval of the Rice Creek Watershed District. The District approved the wetland delineation, but we have no documentation of further project approvals. Existing City Easement: The project also proposes the partial vacation of an existing ponding and flowage easement held by the City. This easement covers most of the land to the east and south of the site, which comprises a large wetland area. A 100' strip (approx. one acre) of the easement would need to be vacated on the eastern side of the plat. This also would include triangle on the south (about 0.8 acre, within the 40 -acre area), and some narrow strips elsewhere in the proposed plat. This easement vacation is an issue because of the additional area proposed for development outside the existing MUSA and growth area. The vacation of the flowage easement would be necessary if the additional growth area is approved. The City looks carefully at requests to vacate such easements. We require that the applicant prove that the easement is not necessary and that the vacation will have no negative effect. The only reason to vacate the portion of the easement on the east edge of the project would be to provide for the additional lots outside the growth area and MUSA. On the south, lots can be created within the growth area with the easement in place, though perhaps fewer of them. It does not appear that the vacation is justified with the proposal as submitted. ENVIRONMENTAL BOARD The Environmental Board reviewed this application on March 31St. Recommendations are attached. The recommendations include pursuing a conservation development, with design flexibility, to facilitate a greenway corridor along the south and east sides of the site.