Agenda - Council - 12/16/2003 - Laserfiche WebLink

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Final Plat Highlands at River Park 4th Addition December 12, 2003 Page 3 of 5 · The storm sewer inverts for STMH 3, 4 & 5 do not match up with the computed inverts per the pipe lengths and grades. · The connection to the existing stub and installation of CBMH-7 are shown off the plat. The same provisions apply to this work as was outlined above for grading off the plat. Tree Preservation. The Tree Preservation Plan dated August 5, 2002 identifies 193 trees on the development site. The tree preservation plan shows 30 trees being removed as part of the installation of improvements of the site. Work on site during the construction of these improvements shall adhere to the Tree Preservation Plan dated August 5, 2002. Additional language will be included in the development agreement for the subdivision that will require the use of best management practices and tree-save fences. From review of the location of the remaining trees on the development property, it appears that additional trees may need to be taken down as part the construction of the house. As part of the building permit application, the builder shall include the location of existing trees on the survey submitted as part of the building permit and identify which trees shall remain and which ones will be removed. City staff will then review the location of the proposed- housepad to ensure that the maximum amount of quality trees are preserved on the lot before allowing construction to begin. It appears that the grading plan dated March 21, 2003 does not include all of the tree save area originally identified. The grading plan shall be revised to conform with the Tree Preservation Plan dated August 5, 2002. 10. Density Transitioning. The proposed plat is considered low density residential and is bounded on the east and north by Highlands at River Park, a low density single-family development. The development property abuts four lots (3 lots fully back up to the development and the fourth has 25 feet sharing a common boundary) to the west that are also in the Metropolitan' Urban Service Area and eligible for redevelopment with single family homes at urban densities. The four lots are all served by septic systems and private wells and range from 0.83 to 0.87 acres in size. The existing houses on these lots are located on one side of the lot, making replatting very feasible. The density transition ordinance does not clearly state what the requirements would be, if any, in situations where the adjacent property is in the MUSA, zoned the same, but currently consists of larger lots. Subd. 3.b.l.(a) of the ordinance would seem to indicate that no transitioning is required. Subd. 3.b.l.(b) of the ordinance could be broadly interpreted to require a Level C Vegetative Buffer (45 foot wide landscape with overstory, evergreen, and understory trees). Additionally, there is always the possibility of an 'alternative agreed upon by the Developer and the City' if transitioning is determined to be appropriate in these instances. The north half of the property contains an extensive thicket of trees along the western property line that provides for good screening. On the southern half of the property, the trees thin out on the subject property, but there is extensive vegetation on the adjacent property owners lot line.