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o Proposed cul-de-sac length exceeds design standards <br />The following staff report is based on the following information: <br />• Revised civil plans prepared by Plowe Engineering dated June 27, 2016 and <br />received by the City on June 24, 2016 <br />• Revised preliminary plat plans prepared by EG Rud & Sons dated June 24, 2016 <br />and received by the City on June 24, 2016 <br />• Revised Stormwater Drainage Report prepared by Plowe Engineering, Inc. dated <br />June 24, 2016 <br />• Report of Geotechnical Exploration prepared by ITCO Allied Engineering <br />Company dated March 7, 2016 <br />• Revised Traffic Study prepared by SRF Consulting Group, Inc. dated June 23, <br />2016 <br />• Wetland Delineation prepared by Jacobson Environmental, PLLC dated April 18, <br />2016 <br />ANALYSIS <br />The Planning & Zoning Staff Report dated June 8, 2016 details the project. The Board <br />opened the public hearing on June 8, 2016 and continued it to July 13, 2016. <br />Comprehensive Plan <br />St. Clair Estates is consistent with the goals and policies of the comprehensive plan in <br />regards to resource management, land use, housing, transportation and utilities. <br />Density and Land Area Calculations <br />The following chart implements Met Council's formula for calculating net density. <br />Gross Area (acres) <br />30.47 <br />Wetlands & Water Bodies <br />13.60 <br />Public Parks & Open Space <br />0.00 <br />Arterial ROW <br />0.00 <br />Other (Wetland Buffer Conservation <br />Easement) <br />2.40 <br />Net Area (acres) <br />14.47 <br /># of Units <br />3 5 <br />Gross Density (units/acre) <br />1.15 <br />Net Density (units/acre) <br />2.42 <br />2 <br />