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• i?% • Street Lights: Streetlights will be provided at all street entrances, intersections, and curves and will be owned and maintained by a private property owners association. • Limited Access Easement: A limited access easement is required along 41St Street and is depicted on the preliminary plat. The easement will need to be granted prior to or via the final plat. • Stormwater and Recreation Tracts: Stormwater tracts, easements, and recreation tracts will be the responsibility of a private property owners association. 13. Environmental Issues: • Wetlands: The site contains 2.82 acres of jurisdictional wetlands, which are located in the northeast comer of the project site. The applicant is proposing to preserve the wetlands, therefore, no mitigation criteria apply However any nuisance exotic vegetation on the site will be required to be removed In addition, the applicant is proposing to place a conservation easement over the preserved wetlands. • Native Upland Setaside: Since the site is over 5 acres and contains native uplands, the county's native upland setaside regulations apply to this site. About half of the site (14.7 acres out of 28.66 acres) is native upland habitat. To satisfy the 2.21 acre (15%) setaside requirement, the applicant proposes to establish 2.73 acres (18.57%) of upland conservation easements over various tracts within the project. 14. Waivers: The PD plan proposes to reduce the minimum lot size standard from the RS -3 zoning district required 12,000 square feet to 9,375 square feet. The PD plan also proposes to reduce the minimum lot width from 80' to 75', the minimum right-of-way from width 50' to 40', the minimum front and rear yard setbacks from 25' to 20', and the minimum side yard setback from 15' to 7.5' and 10'. These requested waivers are mitigated by proposed buffers, increased perimeter setbacks, conservation tracts, increased minimum open space, and common recreational amenities. It should be noted that the homes will be set back 45' from the perimeter (25' perimeter buffer tract plus 20' rear yard setback on the lot). The project density of 1.96 units per acre is consistent with the densities of conventional RS -3 subdivisions. These generally range from 1.5 to 2.6 units per acre, depending upon how stormwater management is designed. In this case, the applicant's design trades some lot area for common area (preservation areas and perimeter buffers). With a conventional (non -PD) RS -3 subdivision, the common area would instead be included as part of individual lots. The result would be bigger lots but less common area — although the density would be the same under either option. Similar to the Kenwood Village PD design, this plan incorporates perimeter buffers which provide a compatibility measure to compensate for the smaller lots on the perimeter. In essence, the applicant s design does not spread the 1.96 units/acre over as much land as a conventional (non -PD) RS -3 subdivision would, but provides a more compact developed area. The preservation area, perimeter buffers, increased setbacks, and density of 1.96 units/acre provide a development design which i s c ompatible with the adjacent RS -3 zoned area. November 5, 2002 50