01-14-10 Planning Comm. Minutes - Laserfiche WebLink

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MINUTIJS PLANNING COMMISSION JANUARY 14, 2010 The property has now been purchased by Landmark Development of MN and they are proposing an 11 lot single-family single family development (Gervais Woods) with all houses located in Little Canada, but portions of the backyards of 4 of the lots are in Maplewood. The Planner pointed out that the previous proposal had homes on both sides of the street. The current proposal has houses on one side of the street. "fhe Planner also reported that the Gervais Woods plat meets the revised R-1 standards. The Planner then compared the future east and west street connections under both proposals, which are required under the Subdivision Ordinance. The Planner reported that Little Canada is currently working with the City of Maplewood to bring utilities from the southeast into this area as was first initiated under Richie Place proposal. The Plainer noted that drainage and tree preservation were concerns wider the previous proposal. However, the large lots proposed in Gervais Woods have helped address these concerns. The Planner noted that there is significant tree preservation in the Gervais Woods plat. The City Platmer indicated that planning staff is recommending approval of the Gervais Woods plat subject to complia<ce with a series of conditions as outlined in his January 5, 2010 report. He noted, however, that the first condition relative to the elimination of Out1oY C has no longer applicable. The developer is proposing to convey Outlot C to the adjacent property owner in Maplewood. The Planner noted that Outlot C exists entirely within the City of Maplewood. The Planner indicated that this is an acceptable alternative to the recommendation in his report. The Planner also noted that approval should be contingent upon compliance with the recommendations of the City Engineer as outlined in his Jamlary 7, 2010 report. Dean Hanson, Landmark Development and owner of•Hanson Builders, appeared before the Commission relative to the proposed Gervais Woods plat. I Ie noted that the property is just under 8 acres and the proposal is for 11 detached single-family homes. The lots are large averagingjust under 16,000 square feet. Anticipated home values will range from $400,000 to $700,000. The homes will vary in appearance having multiple front elevations. Stone and brick will be used on the exteriors creating a good architectural appearance. Hanson felt the development will be a good one and they are excited about the quality of Land. Hanson noted that a significant amount of trees will be saved in this development. Hanson reported that they walked the land identifying trees to be saved and even meandered the road to save additional trees. The lots will be mostly walk-outs and backyards will be heavily wooded and private. Hanson reported that they even saved h•ees in front yards, noting that most developers will not do this as iY makes the construction process -2-