PC Packet 03.23.17 - Laserfiche WebLink

Home

WETLANDS A wetland delineation has been completed and approved for the site. Of the 58 acres of existing wetlands,only 1.34 acres are impacted by development. The impacts are generally due to street alignments and connections. In all, 98 percent of the wetlands are preserved creating vista views and spaces for trails to meander through; a true amenity that will be further enhanced with site development. Impacted wetlands will be mitigated by purchasing credits from an approved wetland bank. The existing ditch through the site will be enhanced to become a site amenity, similar to a small creek or brook. It will be cleaned out and include a trail that runs parallel to it. Pockets of landscaping will be evident along the path. PONDING Due to the high groundwater levels, the site needs to be raised. As a result, deep ponds will be created to not only generate material to raise the building sites, but to also manage storm water. Additionally, the ponds will be used for irrigation to meet water reuse and infiltration requirements. Approval is being requested to use the adjacent city-owned Outlot A, Country Ponds for ponding. Ponding will enhance the outlot's existing condition as well as create a more seamless transition between the properties. In exchange, a trail will be constructed between the pond and wetland which will be part of the neighborhood's public trail system. As shown in the Typical Pond Cross Section of the Preliminary Plat, a 15' buffer is proposed off the adjacent property lines with a 10' bench from HWL. Overstory trees are disbursed along the pond to create a break from the existing homes without impeding water&wetland views. The floodplain boundary is depicted on the Preliminary Plat as agreed upon between the engineers for both City&Developer. Ultimately, the floodplain elevations will need FEMA approval by way of a LOMR. This will occur once grading activities are completed and elevations can be certified. PARKS &TRAILS In all, the site proposes a combined area in excess of 100 acres for park, open space,ponding,wetland buffer and wooded area. The extensive trail system not only leads to the centrally located park, but also meanders around wetlands and ponds,providing a greater connection with the natural environment. Boardwalks further serve to protect the existing wetlands. Approval is being requesting for the adjacent city-owned outlot to be incorporated into the engineered site design. The outlot will be used for ponding,which will also enhance the existing wetland. In exchange, a trail will meander through the outlot between the pond and wetland to offer greater connectivity to the adjacent public park. It is understood that park dedication for new development can be achieved in one of two ways: land dedication (10%of net developable area) or a fee in lieu of land ($2,400 per unit). With a net developable area of 146.2 acres, 14.6 acres of park land dedication is required. Per the attached Park Exhibit, the total oudot area dedicated for park or public use is 35 acres. This encompasses wetland, Adelaide Landing Preliminary Plat/PUD—Narrative EXCELSIOR 4 •77MEXM W GM.P