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The Meadows at Hugo Sketch Plan <br />meets the density requirements for the land use designation and the developer is requesting flexibly <br />on lot sizes and setbacks. <br />It is in staff s opinion that the applicant has made changes from their initial sketch plan that <br />provide a more creative layout and reflected the feedback provided by the Parks Commission, <br />Planning Commission, and staff. The applicant has done a good job at providing open space and <br />trail connections throughout the development and the general layout maintains much of the <br />natural integrity of the site. As the applicant moves forward with the application, staff <br />recommends the following: <br />1. That the Planning Commission recommends to make the City property available for <br />construction of the street to access the site at the developer's expense. Any utilities <br />needed for future improvements to the City property shall be at the City's expense. <br />2. Staff recommends that the developer construct a place or driveway for a maintenance <br />road to provide access to the water tower. <br />3. Staff recommends that the long road running south to north in the development be further <br />analyzed in regards to traffic calming measures. <br />4. Although the location change to the trunk sanitary sewer connection to the Met Council <br />interceptor requires evaluation and approval of a Comprehensive Plan Amendment, staff <br />believes this to be a reasonable alternative to serving the surrounding area. Provided that <br />the utilities are extended to the east property line and easements are dedicated over the <br />property to the east for future extension of the utilities to 165th Street. <br />5. As per comments from the City Engineer, staff recommends the developer create a <br />watermain loop in the development. <br />6. Staff recommends the applicant plan the development to reduce the impacts to the natural <br />environment. <br />7. Staff is comfortable with the lot sizes, however recommends that the 5 foot side yard <br />setback be further evaluated with as the project moves forward and home elevations and <br />building footprints are provided. <br />8. Staff recommends a phasing plan is submitted. <br />9. Staff recommends that the landscape plan is designed to go beyond the minimum <br />requirements to provide street trees, entrance streetscaping, plantings around any <br />monument sign, plantings in open space, etc. <br />Staff recommends that the Planning Commission provide feedback on the concept plan to the <br />developer on the following: <br />1. Construction of the public street though the City owned property. <br />2. Revised trunk sanitary sewer connection location to the Met Council interceptor. <br />3. Overall development layout. <br />4. Wetland impacts <br />5. Lots sizes and setbacks. <br />6. PUD criteria/tradeoffs. <br />