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The Meadows at Hugo Sketch Plan Wetlands The City's Technical Evaluation Panel (TEP) has approved the wetland delineation for the property. The sketch plan shows a number of impacts to wetlands that appear to be avoidable. The developer has stated that they will evaluate the site to preserve to the maximum extent possible the sites natural features (wetland, floodplain, shoreland, etc) as part of the PUD request. A wetland replacement plan would need to be applied and approved by the TEP if the developer plans to impact any wetlands on the site. This will be evaluated as the project moves forward. Stormwater Management/Water Re -Use The developer is proposing to have a stormwater management plan through the construction of ponds within the site. Staff will be working with the developer, as this projects moves forward, as it relates to stormwater management, floodplain, and infiltration. The developer has also indicated that they will be using stormwater for irrigation purposes within the development. If the system is feasible, from a water availability and design standpoint, it will require additional review and analysis as the project moves forward. 5. CONCLUSION/ RECOMMENDATIONS: The developer has been working with staff to develop a basic sketch plan for informal comments. The development currently meets the density requirements for the land use designation. The developer is requesting flexibly on lot sizes and setbacks. Although the applicant has done a good job providing various lot sizes, openspace and trail connections, and proposes a stormwater reuse system to irrigate the development, it is in staff's opinion that that the layout of the proposed development should be revised based on Staff comments and the comments from the Commissions. Staff recommends the following: 1. Staff recommends that the Commission offer to make the City property available for construction of the street to access the site at the developer's expense, but not allow the development of the lots as shown on the plan. 2. Although the location change to the trunk sanitary sewer connection to the Met Council interceptor requires evaluation and approval of a Comprehensive Plan Amendment, staff believes this to be a reasonable alternative to serving the surrounding area. Provided that the utilities are extended to the east property line and easements are dedicated for future extension of the utilities to 165th Street. 3. Staff recommend the applicant plan the development to reduce the impacts to the natural environment. Such as, reducing the amount of wetlands to be impacted with the development. 4. Staff recommends that assessments be evaluated at the time 165th Street is improved, if necessary, but does not recommended exempting properties from an assessment. 5. Staff is comfortable with the lot sizes, however recommends that the 5 foot side yard setback be further evaluated with as the project moves forward and home elevations and building footprints are provided.