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11. Stormwater Management: The project's conceptual stormwater management design proposes a master stormwater system with two separate stormwater management areas located along the project site's 4th Street frontage, and an interconnected system of stormwater pipes and drainage structures that will direct the project's stormwater runoff into the master system (see attachment 4). In addition to providing for stormwater runoff generated by the project, the project's stormwater management system is also required to accommodate runoff generated by the required left and right turn lanes to be constructed on 27th Avenue and 4th Street. All of the project's master stormwater system is proposed to be constructed with Phase 1. Public Works has reviewed and approved the project's conceptual stormwater management design. The final stormwater management design will be reviewed and approved by the Public Works Department via the County stormwater permitting process. 12. Environmental and Archeological Issues: 1. Wetlands: County Environmental Planning staff has determined that no jurisdictional wetlands exist on the subject site. Therefore, no wetlands criteria apply to the proposed development. 2. Uplands: Since the project site exceeds 5 acres, the County's native upland set-aside criteria apply. Approximately 4.78 acres of intact native upland plant community exists on the project site, and the project's minimum set-aside requirement is .72 acres (15% of the 4.78 acres). The applicant is proposing to preserve .72 acres of uplands on-site in order to satisfy the upland set-aside requirement. That upland set-aside area will be located near the northeast corner of the project site, and will provide additional perimeter buffering between the site and adjacent single-family homes to the north and east of the set-aside area (see attachment 4). 3. Tree Preservation: Presently, the project site is partially wooded with a mixture of hardwood tree species (e.g. live oak), non -hardwood tree species (e.g. pine trees), cabbage palms, and nuisance exotics (e.g. Brazilian pepper). Hardwood trees and cabbage palm trees (greater than 10' of clear trunk) proposed to be removed must be mitigated per the County's tree mitigation requirements which allow re -planting and/or payment into the County's tree mitigation fund. A detailed final tree survey will be required with the project's final site plan application. If any specimen hardwood trees or cabbage palms are located during the final tree survey, and those trees are proposed to be removed, then those trees must be mitigated per the County's tree mitigation requirements. All nuisance exotic trees will be removed during development. County Environmental Planning staff has reviewed and approved the project's conceptual tree protection and tree mitigation plan. The final tree protection and tree mitigation plan will be reviewed by County Environmental Planning staff during review of the final site plan. 13. Required Dedications and Improvements: 1. Turn Lane Improvements for 27th Avenue and 4th Street: As indicated in above -referenced item 10, left and right turn lanes are required at the project's driveway connections to 27th Avenue and 4th Street, and shall be constructed with the Phase 1 site improvements. The final design of the offsite turn lanes will be reviewed and approved by the Public Works Department via the County right-of-way (ROW) permitting process. Also, the project's stormwater management system will be required to accommodate runoff generated ljylt ie