05-05-25 - Council Work Session Agenda

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Natures Refuge North Preliminary Plat and Planned Unit Development Plan Submittal DENSITY The total site area is 59.30 acres with 5.62 acres of wetlands and 5.18 acres of wetland buffers. The planned density for this area is 1.6-3 units per acre. Netting out wetlands and wetland buffers, we are proposing a density of 1.98 units per acre, well below the maximum -allowed density. PUD flexibility and the R-2 zoning lot standards are necessary to meet the minimum density allowed in the City's Comprehensive Plan and to minimize tree removal. It is not possible to meet the minimum density with 80-foot lots given the wetlands and their required buffers, as well as the gas line easement. With this site plan, 80-foot lots would yield 69 lots as shown in the Yield Plan Density Exhibit, which would result in a density of 1.41 units per acre, which is well below the minimum density planned for this area. Furthermore, these larger lots would result in greater tree removal. TREE PRESERVATION AND OPEN SPACE As mentioned above, we have designed our neighborhood plan to conserve as many trees as possible. Of the 6,494 trees on the site, we are saving 3,060 trees: almost 50%. We are proposing to preserve these trees in permanent open space to be dedicated to the City for public park, or as open space to be owned by the HOA. Given the extensive dedication of open space/park for permanent tree preservation, we are requesting that the City accept the land dedication and tree preservations areas or allow the space to be owned by the HOA and protected by a conservation easement and left natural in lieu of paying tree restitution. As part of this request, M/I Homes will agree to plant three trees per home for a total tree replacement of 279 trees. The Environmental Board, Planning Commission, and Council agreed during the revised concept plan review that this flexibility should be granted. We are proposing this for a number of reasons. First, the proposed plan preserves a little over 58% open space, conserving as many trees as possible. This is a heavily wooded site that is guided for a density of 1.6- 3 units per acre, and we are proposing a very low density, almost near the lowest density allowed. Additionally, almost 50% of the trees on site are Quaking Aspen, which do not survive long due to Cankers, which will kill the trees in 3-8 years. Finally, we have received extensive feedback from the residents of Arena Acres regarding the preservation of trees on this land. The dedication of public land would allow them to enjoy this land and the trees that are being preserved. If the City chooses not to accept the land dedication, an alternative option would be to place a deed restriction on the open space area prohibiting the removal of trees, and the land would be left in its natural state. The HOA would own the open space property. ELEVATIONS Example elevations of our villa product have been provided. These are just an example of the many elevations we offer. We also have anti -monotony requirements to ensure that very similar elevations are not adjacent to one another within the community to preserve visual interest. TIMING We plan to begin grading the site in late spring/early summer after approval of preliminary plat and other applicable agency approvals. We understand a grading -only development agreement will be required in order to accomplish this and therefore request that this agreement be reviewed concurrently with this Preliminary Plat and PUD application. Installation of utilities will occur when final plat has been approved and all conditions of final plat approval have been met. A phasing plan has been provided and is in draft form. The phasing plan will ensure that the lift station is up and running with the first phase of the development. Page 6