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Pheasant Hills Preserve 12th Addn. page 8 The lots will be custom graded, which means that the grading will be determined as part of the individual building permit. This allows close attention to the trees, slopes, and other features of the lots. The normal mass grading typically devotes less attention to these details in order to be more cost effective for the developer. Utilities: The project will be served with water and sanitary sewer via existing facilities in Ruffed Grouse Rd. A sanitary sewer lift station is proposed on the island, at the east end of the bridge. These utility extensions, like the roads and bridge, will be private utilities, owned and maintained by the homeowner association. How to allocate costs between island owners and Lot 1 Block 1 would be a matter to be worked out by the developer in the association documents. The City will require provisions in the development agreement to enable the City to step in and effect repairs, should the association fail to maintain the utility facilities, and assess the cost to the property owners. The City also would require an inspection and maintenance program. Park Dedication: Park dedication would be calculated based on the number of lots. Because the dedication fee may change prior to final plat approval, this report does not include a calculation of the total dedication. Additional EAW Issues: The EAW process identified the following issues to be addressed as part of the plat review and approval: 1. The City will require a specific and extensive tree preservation plan for the plat and individual plans for custom graded lots. These are required in the City's newly adopted subdivision and zoning ordinances. An overall plan was submitted, individual lots will be addressed with the building permits. This is a standard requirement, but is included as a condition of approval. 2. Erosion control and tree protection measures must be installed before grading begins on the project. The City has begun strict enforcement of these requirement. This will be addressed as part of standard project inspection by the City Engineer. This is a standard requirement, but is included as a condition of approval. 3. Individual custom grading of each lot will be examined to minimize impacts to the existing topography and minimize other impacts to the environment. Plans must clarify where mass grading is proposed, if any, and where custom grading is proposed. An overall plan was submitted, individual lots will be addressed with the building permits. This is a standard requirement, but is included as a condition of approval. 4. The construction of rainwater gardens in individual lots will be used if possible, increasing infiltration of stormwater runoff.