09-13-07 Planning Comm. Agenda - Laserfiche WebLink

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Density. The proposed density for the site is approximately 2.36 units per acre, excluding the portion of the site located outside the city limits. As such, the proposed density for the R-1 plat is consistent with the land use plan. The site is surrounded by R-1 zoning and large single family parcels, and appears to maintain a compatible land use pattern with the existing and/or future land use of the surrounding area. Access. Access to the site is proposed via a 1,050 foot public street extending south from Labore Road with a 50 foot right of way. The street itself is proposed to be 29 feet in width, measured from the back of the curb. According to Section 1006.030 of the Subdivision Ordinance, single family residential local streets shall be platted at a minimum of 50 feet. The proposed street meets this requirement. The main street curves to the west on the south end of the site, ending in a temporary cul-de-sac. A potential future connection has been shown, extending from the cul-de- sac to the property to the west. This is consistent with the City's recommendation during the previous concept review. A stub road has also been proposed on the east side of the site, just north of Outlot 1. This stub road is intended to provide a future connection to the property to the east, consistent with the City's recommendations during the previous review. The subdivision ordinance requires that new streets provide for possible extension to surrounding property. This plan meets that requirement for all adjoining property, including a potential connection to land to the northwest of the site. Open Space. One common open space area is proposed for the site, located in the southwest corner, in the City of Maplewood. This open space area, identified as Outlot 2, is 1.36 acres in area. In discussing this area with Maplewood planning staff, it is recommended that this area be redesigned with lot lines extending through the entire parcel, thereby eliminating the outlot. Appropriate easements would be necessary for drainage and utilities, as well as a conservation easement place over the southern portion of the property to preserve the open space adjoining the large wetland area. Conservation easements should typically be marked and signed with markers that meet the requirements of the Watershed District. Since this area is currently within the Maplewood boundary, these suggestions are advisory at this time. Two smaller open space areas are proposed, one in the southwest corner of the Little Canada portion of the site, and one in the southeast corner of the Little Canada portion. Both smaller open space areas contain stormwater ponds. Outlot 1 is proposed at .39 acres, and Outlot 3 is proposed at .32 acres. Tree Preservation. The entire site currently contains dense tree cover. The plat shows that the proposed construction will require a great deal of clear cutting on the site, preserving only those few trees which lie around the site perimeter. The City's tree replacement ordinance requires a minimum replacement of 30 caliper inches of tree planting per acre of tree removal. In a companion letter to the application, the developers plan to add between 80 and 90 trees to the site, including lot landscaping and pond-area landscaping. No formal landscape plan has been completed at this time. This plan will be a requirement of Final Plat consideration. Staff further recommends that all units be designed to have a minimal impact on the existing tree cover, particularly trees in the front yard spaces of the project. 3