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Longview Estates PC Report November 5, 2003 Page 2 Wetlands: The most significant i ssue regarding this proposal is the presence of the wetlands and the proposed alteration to them, the potential impacts to the water table, the natural drainage flow in the area, and the suitability of the proposed lots for construction. The City has regulations regarding construction within 100 feet of a wetland as well as within the delineated boundaries of a wetland. Rice Creek Watershed District also has to approve any alteration to a wetland. The preliminary plat indicates that Emmons and Oliver Resources (EOR) delineated the wetlands on the site in July of 2000. The delineation may need to be field verified by Rice Creek staff to ensure it remains valid. The Planning Commission however needs to review the proposed plat on the basis of whether or not it satisfies the subdivision and zoning requirements—the City Council will review and consider the wetlands issues. Flood Storage Capacity: One of the issues raised in 2001 concerned the existing flood storage capacity of the site and the impact of development. Section 1010.08 of the City Code requires that there be no net loss of flood storage capacity in addition to other flood storage issues. This and other wetland and flood storage issues will need to be fully satisfied via the wetland alteration permit approval process through the City Council. Soils Corrections: It is anticipated that there would need to be some moderate to extensive soils corrections to remove the loamy, organic soils, which are not suitable for building construction. Soil borings and engineering reports would be necessary to verify building suitability. The Local Water Management Plan (LWMP) indicates that the minimum building elevation for any structure in this area is 891.9. The lowest elevation proposed is 894.0, which would comply with the LWMP. Utilities: Water and sanitary sewer lines are present in the Longview Drive right of way with stubs in place for ten lots. While water and sewer mains are present on the far side of Silver Lake Road, there are no service stubs as there are on the Longview Drive side of the development. Fire hydrants may be required on the Silver Lake Road side of the plat. The proposed lots would be served by undergrounded electric and cable, as required by the City’s subdivision regulations. Traffic: Traffic will increase on both Longview Drive and Silver Lake Road as a result of this plat, although not to any great extent. While there would be no anticipated issues with the additional traffic volume on Longview Drive, there would be a n issue with the accesses onto Silver Lake Road, a county road with a higher volume of traffic traveling at a higher rate of speed. The County does not favor granting seven driveways permits on Silver Lake Road however they cannot deny them either. If all of the driveways were designed to allow for a “T” or turn around on each lot so that vehicles could enter Silver Lake Road in a forward motion, that would be preferable from a traffic management and safety perspective. Traffic engineers generally assign ten average vehicle trips per day to single family dwellings. That would mean that the homes fronting Longview would generate an average of 80 vehicle trips per day, with concentrations of traffic early in the morning and late in the afternoon. Park Dedication Fees: Park dedication fees would be applicable for this development, in an amount equivalent to ten percent of the market value of the land being developed. Prior to Council consideration, an appraisal should be conducted to determine the market value.