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<br />Landscaping. The City’s Landscape Architect has reviewed the prior planting plan for <br />conformance with the City’s ordinance. The Applicant is currently showing enough trees to meet <br />the City’s Code. The development does not meet requirements for 50’ spacing of boulevard <br />(street tree) plantings. Flexibility is requested to this standard. Staff suggest the requirement for <br />boulevard tree plantings along the traditionally designed street running between blocks 3 and 5 <br />through a condition of approval. <br /> <br />Buffering and Screening. Given the location of this property adjacent to more intense land use, <br />there is not a requirement for the developer to screen their land use under City Code Section <br />105.12.480 (f). This is because the more intensive land use (the Bremer services lot) is the one <br />required by code to provide screening. <br /> <br />In consideration of the land use to the south, Bremer, the Applicant has revised the project plans <br />to have the garage doors face south along with the addition of a landscaping buffer at the <br />southern property boundary. These changes are expected to aid in compatibility of the land uses. <br /> <br />Irrigation. An irrigation plan was provided with the submittal. This phase of the Inwood <br />development is not proposed at this time to utilize stormwater reuse. The Lake Elmo City <br />Council has required stormwater reuse in recent developments with approved PUDs. <br /> <br />Shoreland Standards. This project is located in the City’s Shoreland Overlay District. A buffer <br />of 300’ surrounds an unnamed tributary on the southeast corner of the Inwood Development. <br />Some minor overlap exists between the shoreland overlay and improvements (driveway and <br />parking area) on the proposed apartment lot. The City’s staff has clarified with the Minnesota <br />DNR that no shoreland variances are needed because improvements within the master planned <br />Inwood Development are well below the 30% impervious surface maximum allowed in sewered <br />districts. <br /> <br />Off-Street Parking, Single-Family Attached. Since all of the attached townhome units will <br />have more than 2 bedrooms, the City’s code will require two spaces per unit. City code will also <br />require an additional 30 parking spaces for visitors (10% of total parking required). The spaces <br />required for each unit are satisfied by the two-car garages provided with each unit. The <br />driveways for each unit are deep enough to support an additional two parking spaces. Additional <br />street parking is available throughout the townhome areas. The parking proposed for the <br />townhome units will satisfy the amount required by city code. <br /> <br />Off-Street Parking, Multifamily. City code requires one space per one bedroom unit, and two <br />spaces for all units over 2 bedrooms. An additional one space for every four units is required for <br />visitor parking. The Apartment site provides 123 enclosed stalls and 98 surface parking stalls for <br />a total of 221 stalls. There are 55 units with 2 or more bedrooms, and 68 that have one bedroom. <br />Therefore City’s code requires a total of 209 stalls, which includes 31 stalls of visitor parking. <br /> <br />Traffic and Access. The proposed land uses are consistent with the anticipated density range of <br />future development and access spacing requirements of the City. The Applicant has provided an <br />assessment of projected traffic volumes for this use. Collectively, the townhome and apartment <br />AM Peak volume would be 120 trips, with a PM Peak of 148 trips. The study concludes this <br />project is within anticipated volumes. The City Engineer has anticipated needs for turn lanes out