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The plat also includes a ponding area adjacent to Lot 2, Block 1 and the wetland on the <br />Outlot. We would recommend the provision of a landscaping plan for the pond area which <br />will ensure that the pond develops in an attractive manner over time. The engineer has <br />also made a note of the need to tie ownership of the Outlot to the individual lots in Block <br />2. This ownership should be subject to a drainage and utility easement over the area. <br />Of particular note is the cul -de -sac street which serves the bulk of the plat. This street is <br />approximately 700 feet in length, exceeding the City's standard maximum of 500 feet. <br />While staff views the cul -de -sac length as a function of the land form and shape, a formal <br />variance from the Subdivision Ordinance standard must be sought by the applicants. This <br />hearing could accompany the consideration of the Final Plat, assuming that the other <br />Preliminary Plat issues are addressed. <br />Park Dedication <br />The City of Little Canada has recommended that no park land be taken from this plat. One <br />of the unresolved issues raised by Vadnais Heights is their interest in developing a park <br />along the lake. in the past, the City of Little Canada has not seen a benefit to its residents <br />with such a park, and has left the idea to Vadnais Heights for implementation. <br />Summary <br />In summary, the Twin Lake Pines preliminary plat presents a reasonable use of the <br />property, subject to certain conditions. <br />Those conditions include: <br />(1) Revision of lot line locations to create 20,000 square foot minimum lots above the <br />OHW. <br />(2) Revision of the grading plan to illustrate compliance with the 75 foot setback from <br />the OHW. <br />(3) <br />Preparation of a landscape plan, for submission with the proposed final plat, <br />showing landscaping treatment around the ponding areas. <br />(4) Submission of a tree replacement plan, including a calculation of the amount of <br />disturbed area, and the number of caliper inches of trees to be planted, utilizing one <br />of the methods listed in this report. <br />(5) <br />Compliance with the conditions of the City Engineer's report regarding utilities, <br />drainage, and street construction. <br />Page 80 <br />