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access routes within the subdivision itself. Offering a variety of lot sizes and layouts appeals to the greatest cross-section of the business market, maximizing the sales potential of the project and allowing a return-on-investment for acquisition and development costs. Without this subdivision approach, the project would not be economically feasible. C. Project Alternatives The project alternatives, illustrated in the folded enclosures, were defined by the following needs and considerations: • Wetland Conservation—The several acres of wetlands on the parcel were scattered among six separate areas which restricted access road layouts and parcel configurations. • Lot Sizes—Lots from less than 1 to several acres in size were necessary to attract the widest possible array of business customers. • Lot Access—New access roads were needed to serve all lots and allow for economical and efficient vehicle circulation without constraining lot size. • Lot Configuration— Recognizing that the smallest parcels would be needed for consumer service type businesses dependent on road exposure, these lots, therefore, needed to be near CTH CV. In configuring lot sizes and layouts for the various business types, the 75- foot no-build buffer required around wetlands by local zoning also needed to be considered. Within these considerations, the best possible street layout was first chosen. The street routing was primarily determined by the wetland locations and the need to avoid them wherever possible. Early in this routing process, return-loop configurations where rejected as being too costly and too disruptive to wetlands, because of their greater road surface requirements. Wetland impact estimates for return-loop alternatives were in the range of 0.5 to 1.5 acres. These alternatives also tended to severely restrict lot utility due to the location of the various wetland areas and the 75-foot buffer requirement. Some minor amounts of wetland fill are required by the proposed routing do to the need to provide larger lot sizes, suitable for light industry, within the interior of the subdivision. Shifting the road approximately 100 feet north to completely avoid these wetlands destroys the utility of the 2.92 and 3.16-acre parcels, because an additional 75-foot building setback from the northern wetlands is required by local shoreland and wetland zoning regulations. With at least 175 feet removed from the north-south dimension, these parcels would no longer be useful to the types of light-industrial developments for which they are designed. Light industries typically require between 1 and 2 acres of space outside of the building footprint for shipping, receiving, and parking. Shifting the road would reduce the developable parcel size to approximately 1.5 acres, making them unusable for light industry while not catering to consumer businesses due to the lack of commercial exposure. Mead&Hunt C236A002\C236-97A\12-97 2