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Memo to the Planning Commission/P00-6 April 21,2000 Page 4 trail is proposed to be a mown trail, with no pavement or chips. The path near the north Illproperty line is located on higher ground and could be either a limestone or woodchip trail. It is not clear if these trails would be open to the general public. There are no other public recreational facilities located in this area at this time to connect these trails to. If, in the future such facilities are developed, the trails may serve some public benefit. Grading and Drainage Terry Maurer, Howard R. Green, is reviewing the grading plan and his memo will be provided at the meeting. In general, however, minimal grading relating to the road is proposed. By maintaining a minimal grading area, the proposed tree loss is kept to a minimum. Some fill is proposed as part of the construction of the cul-de-sac. It is unclear as to whether this area is a wetland. If this is a designated wetland, approval to fill this area must be granted by the Technical Evaluation Panel. Six sedimentation ponds are proposed, four between homes and straddling lot lines, the fifth and sixth in Outlot B. These sedimentation ponds will treat stormwater runoff from the street. These are accessible to Public Works for maintenance purposes. There is very minimal stormwater pipe proposed in this project, most of the stormwater will flow over the surface of the road. Drainage and utility easements need to be granted along property lines, over sedimentation ponds, and over delineated wetlands. IIII At the April 11, 2000 Planning Commission workshop, the applicant indicated that the house locations had been identified. The house locations were identified to be sensitive to the original topography and to minimize tree loss due to excessive grading. Typically, this type of development would not require a development plan due to the size of the lots. However, in order to implement the applicant's intent, some type of limited development plan or controls should be developed to ensure that the homes are built within the area identified by the applicant. Utilities The subdivision will be served by a community septic system and individual wells. Each home will have its own septic tank. The amount of septic flow will not trigger a MPCA permit; staff will review and approve the septic design and issue a permit. The primary and secondary septic sites will need to be fenced to protect them during construction. The utility plan shows the individual septic tanks located immediately adjacent to the public right of way. Staff recommends that these be located some distance away from the right of way to allow adequate room for service and replacement of these tanks that would not impact the street. Ill