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a. Replace tree species with those recommended by the Watershed District as <br />native plant selections. <br />b. Add some shrub and perennial plantings in the infiltration ponding areas as a <br />visual enhancement. <br />c. Identify seed mix cover in those areas where ground cover planting will <br />represent the long -term cover <br />d. Add significant levels of tree and shrub planting along the west boundary to <br />replace lost trees and increase buffering due to the shallow rear yards on both <br />sides of this line. <br />Summary and Recommendation <br />Planning staff believes that the variance for cul -de -sac length meets the required <br />hardship test, based on the following findings: <br />1. Without the variance, the applicant would encounter practical difficulties in putting <br />the property to reasonable use, since the buildable areas on Lot 1 would be <br />extraordinarily narrow, and the setback from Labore would no longer be <br />consistent with the prevailing setback of existing structures. <br />2. The variance will not increase the density of the subdivision, nor have any <br />negative impacts on adjoining property. <br />3. With a longer cul -de -sac as discussed in this report, the applicant can revise the <br />house pad spacing, resulting in more building spacing along the block. <br />4. The hardship present in this case is due to the physical character of the land in <br />questions, namely, the narrow and deep shape of the parcel that interferes with <br />any other development concept. <br />5. The density of the subdivision is significantly lower than that of the surrounding <br />areas, even with the variance. <br />As such, Planning staff recommends approval of the Preliminary Plat and cul -de -sac <br />length variance, with the following conditions: <br />A. The plat is redesigned to provide a longer cul -de -sac that creates wider lots <br />and side setback areas, permitting drainage between houses and preservation <br />of trees along the west boundary line. <br />B. The applicant adjusts the landscaped plan by: <br />i. Replacing tree species with those recommended by the Watershed <br />District as native plant selections. <br />ii. Adding some shrub and perennial plantings in the infiltration pond areas <br />as a visual enhancement. <br />iii. Identifying seed mix cover in those areas where ground cover planting will <br />represent the long -term cover <br />3 <br />