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Planning Commission June 23, 2016 Page 5 Juba stated that she didn't know off hand, but generally the density is between 2 and 3 units per acre in the R-3 zoning district. Commissioner McRoberts asked if the 2.5 units per acre density includes all the ponds and wetlands. Juba stated that density is just for the buildable land. The gross density is 1.5 units per acre and includes all ponding, wetlands, and floodplain. Juba stated that there were a lot of questions on traffic and she doesn't have all the answers to them, but the development does have two access points on 130th Street, which is a signaled intersection. This signal was constructed with future development in mind. Juba reiterated that 134th Street would be a right -in, right -out and 137th is proposed to be a full access. Juba stated that there will be more evaluation of streets through the traffic analysis. Juba then moved onto the drainage concerns. She stated that drainage is one of the things that is evaluated as plans move forward, but that a development has to handle all of its own drainage on site. Bear discussed signal timing. He stated that the City had MnDot evaluate signal timing at 130th, 140th, and 147th and they acknowledged that the timing of green lights is much shorter on lower volume intersections, but that the timing of all lights were where they wanted them to be at, so no changes were made. Bear then moved onto the resident concern for wildlife impacts. He reiterated that there is an environmental review that will evaluate the impacts. Commissioner McRoberts stated he had concerns with the proposed 45 ft. wide lots and the large proportion of the lots that will not meet the standards. Lisa Berggren, 5485 134th Street N., approached the podium. She believed that the larger lots shown on the plan were in Mahtomedi. Juba stated that this development is completely within Hugo, but some of the lots were in the Mahtomedi school district, while most are located in the White Bear Lake school district. Bear stated that there is an interesting conversation to have over lot widths. He said that if the applicant wanted to add more lots that were wider, it may result in a different project with more of the land being built on and less of the land open space. He stated that larger lot widths doesn't necessarily mean a smaller density, but just a reconfiguration of the site. Commissioner Knauss stated that there are other Villas throughout the City and asked staff what those lot widths are. Juba stated that 45 and 50 foot lots have been approved. Commissioner Rosenquist stated that these lots have been approved in the past, so he would feel comfortable with the same. Commissioner Knauss believed that the City set a standard that for Villas a 45 ft. wide lot is acceptable. She asked the Commission what the compelling reason for not allowing the same for this development. Chair Kleissler stated that without looking at others, she believes the difference could be the number of villas requiring this flexibility.