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Comprehensive Plan <br />Houle Estates Second Addition is consistent with the goals and policies of the <br />comprehensive plan in regards to resource management, land use, housing, transportation <br />and utilities as detailed with approval of the preliminary plat. <br />Density and Land Area Calculations <br />The following chart implements Met Council's formula for calculating net density. <br />GrosTrea (acres) <br />30.72 <br />_[: <br />Wetlandsffers on Lot 1 <br />(4.18) <br />Public Parks & Open Space <br />NA <br />Arterial ROW <br />NA <br />Other (Non -Buildable Outlot A) <br />(26.09) <br />Net Area (acres) <br />0.45 <br /># of Units <br />1 <br />Gross Density (units/acre) <br />.03 <br />Net Density (units/acre) <br />2.22 <br />The subject site is guided low density residential development and allows for 1.6 to 3.9 <br />units per net acre. Outlot A contains non -buildable upland (island), wetlands and wetland <br />buffers. The net density of 2.22 units per acres is consistent with low density residential <br />development. <br />Wetlands <br />A Wetland Delineation Report was completed by Jacobson Environmental, PLLC on <br />May 23, 2017 for the area in Lot 1. A WCA Notice of Decision was received from <br />RCWD on August 10, 2017. Since no development is proposed on Outlot A, the edge of <br />wetland as delineated by Peterson Environmental Consulting, Inc. in November 2000 was <br />used. <br />The site contains 21.71 acres of wetland and is located within in the RCWD Wetland <br />Management Corridor (WMC). A WMC Buffer Declaration, Conservation Easement, and <br />wetland monument signs are required and are shown on the Buffer Easement Exhibit and <br />Easement Exhibit. These documents shall be recorded. There are 4.29 acres of wetland <br />buffer required and 4.99 acres provided. <br />al <br />