Review Natural Resources Aspects of Garden View Villas Revised Sketch Plan

The City has received an application for a Revised Sketch Plan for Garden View Villas, located generally north of 147th Avenue, east of Center Street and west of Rhinestone Street (the "Subject Property").  The project has been revised to include a total of seventeen (17) detached villas, all gaining access from 147th Ave NW. The Subject Property is located in the R-2 Residential (Detached Villa) District and allows for a density between four (4) and seven (7) units per acre.  Normally, a Sketch Plan submittal doesn't include detailed information such as Landscape Plan, Tree Inventory and Preservation Plan, Grading Plan, etc. However,  it was included with this application, which allows the Environmental Policy Board to proceed with review earlier in the process than normal.

Existing Features
The Minnesota Land Cover Classification System identifies two land cover types on the Subject Property, dry grassland and wetland.  However, the City's Natural Resources Inventory (NRI) further classifies both as altered/non-native plant communities.  There is some built in protection for the wetland in the form of the required sixteen and a half foot (16.5') setback encumbered with drainage and utility easement, which is shown on the plans.

Tree Preservation
A Tree Inventory and Preservation Plan has been prepared for this project.  The project proposing removing approximately seventy-two percent (72%) of the significant tree inches, which does exceed the allowable removal threshold of sixty percent (60%).  However, based on the proposed landscaping (addressed below), they are providing the requisite reforestation of 167 inches (1.25 inches for every inch beyond the removal threshold).  The proposed plantings would be two (2) inches and two and a half (2.5) inches in caliper, rather than the minimum required size of one (1) inch.

Landscape Plan
The Landscape Plan is generally acceptable with minor revisions needed.  The project is proposing a drought resistant seed mix in the boulevard areas along 147th Ave.  City Code requires sod be used in all boulevard areas to assist with erosion control.  Staff has also noted that the Canopy Cover Calculation may need to be updated as it is unclear whether it includes the outlot and open space 'set aside', presumably for potential future development.  Those areas should be excluded from the calculation. 

The plan notes that builders will be responsible for landscape installation.  There is great variation in tree counts per lot, with some having only a couple while other lots have close to ten (10) proposed trees.  Historically, when landscaping varies from lot to lot (e.g. anything other than the standard two trees per lot) and there are multiple builders working in a project, having builders be responsible for lot landscaping has been problematic.  They aren't necessarily aware that certain lots have greater landscaping requirements than others, which adds cost to them and creates friction with Staff.  Thus, Staff believes the developer should be responsible for the installation of all trees with the exception of those proposed in the front yard and boulevard areas, which builders would typical install.   
 

The Applicant is responsible for all costs incurred while reviewing this project.

Motion to recommend approval of the Landscaping and Tree Preservation plans contingent upon compliance with the Staff Review Letter.