5.1.
Environmental Policy Board (EPB)
- Meeting Date:
- 08/17/2020
- By:
- Chris Anderson, Community Development
Information
Title:
Consider Natural Resources Elements of Proposed Ramsey Villas North Preliminary Plat (Project No. 20-117); Case of Rivers Bend Holdings LLC
Purpose/Background:
The City has received a Preliminary Plat Application from Rivers Bend Holdings LLC (the "Applicant") for a property three (3) lot subdivision located on the northwest corner of Xkimo Street and Xkimo Court (the "Subject Property"). The Subject Property is currently zoned R-2 Residential (Medium Density). The proposed housing product is detached townhomes (single family homes). In addition to the standard landscaping and tree preservation requirements, typically density transitioning would be required (properties to the northeast and east, across Xkimo Court, are zoned R-1 Residential). However, the proposed density is similar to the existing neighborhood (approximately three [3] units per acre). Plus, the units are detached, giving the appearance of a more traditional single family home project.
Observations/Alternatives:
Natural Resources Inventory (NRI)
The northern portion of the site is designated as a non-native/altered plant community. There is a remnant deciduous forest around the perimeter of a low quality wetland (per the MnRAM assessment/wetland inventory data). While not a native plant community, most of the northern 1/3 of the Subject Property will be undisturbed by construction, with a number of existing oak trees preserved.
Wetlands/Floodplain
As noted above, there is a low quality wetland in the northern portion of the Subject Property. The plans do include the required sixteen and a half (16.5) foot setback from the delineated wetland boundary. Staff has noted on the plan set that silt fence shall be placed no closer than 16.5 feet from wetland edge and vegetation beyond that point shall not be disturbed (per Lower Rum River Watershed Management Organization, LRRWMO, standards).
There are no designated floodplains on the Subject Property.
Tree Inventory and Preservation
An inventory of existing trees has been provided. The bulk of trees on site appear to be pin oak and bur oak, with a few boxelder, green ash, and willow scattered across the site. While Staff has requested additional information, such as a tally of total Diameter at Breast Height (DBH) inches on the Subject Property and a tally of DBH inches being removed, to verify that the project complies with tree preservation standards, it does appear to do so.
Landscaping
The submittal also includes a Landscape Plan. A total of eighteen (18) trees, with close to a 50/50 split between deciduous and coniferous trees, are proposed along with nine (9) shrubs. Coupled with the number of trees being preserved on site, it appears that this will satisfy planting requirements. It may be beneficial for the developer to consider some additional landscaping along the western border to help buffer against noise from Highway 47 (the plans do indicate a 6-foot tall cedar privacy fence).
Attached to this case is the Landscape Plan, which also includes the Tree Inventory data, including Staff's comments/required corrections.
Density Transitioning
As noted previously, typically, density transitioning would be required between a proposed R-2 Residential development and an existing R-1 Residential neighborhood. However, there are several factors that Staff believes may impact whether this transitioning is really applicable in this case. First, the proposed product is detached townhomes, which resembles a more traditional single family home. Secondly, the proposed density is essentially equivalent to an R-1 Residential project (roughly 3 units per acre). Thirdly, since the Subject Property abuts Highway 47, which direct access is not viable nor desired, the front yards will face Xkimo Court. It would be rather unusual to have a densely planted landscape attempting to screen the fronts of these homes. It should be noted that there is some existing tree cover along the eastern boundary between proposed Lot 3 and the existing single family home.
The northern portion of the site is designated as a non-native/altered plant community. There is a remnant deciduous forest around the perimeter of a low quality wetland (per the MnRAM assessment/wetland inventory data). While not a native plant community, most of the northern 1/3 of the Subject Property will be undisturbed by construction, with a number of existing oak trees preserved.
Wetlands/Floodplain
As noted above, there is a low quality wetland in the northern portion of the Subject Property. The plans do include the required sixteen and a half (16.5) foot setback from the delineated wetland boundary. Staff has noted on the plan set that silt fence shall be placed no closer than 16.5 feet from wetland edge and vegetation beyond that point shall not be disturbed (per Lower Rum River Watershed Management Organization, LRRWMO, standards).
There are no designated floodplains on the Subject Property.
Tree Inventory and Preservation
An inventory of existing trees has been provided. The bulk of trees on site appear to be pin oak and bur oak, with a few boxelder, green ash, and willow scattered across the site. While Staff has requested additional information, such as a tally of total Diameter at Breast Height (DBH) inches on the Subject Property and a tally of DBH inches being removed, to verify that the project complies with tree preservation standards, it does appear to do so.
Landscaping
The submittal also includes a Landscape Plan. A total of eighteen (18) trees, with close to a 50/50 split between deciduous and coniferous trees, are proposed along with nine (9) shrubs. Coupled with the number of trees being preserved on site, it appears that this will satisfy planting requirements. It may be beneficial for the developer to consider some additional landscaping along the western border to help buffer against noise from Highway 47 (the plans do indicate a 6-foot tall cedar privacy fence).
Attached to this case is the Landscape Plan, which also includes the Tree Inventory data, including Staff's comments/required corrections.
Density Transitioning
As noted previously, typically, density transitioning would be required between a proposed R-2 Residential development and an existing R-1 Residential neighborhood. However, there are several factors that Staff believes may impact whether this transitioning is really applicable in this case. First, the proposed product is detached townhomes, which resembles a more traditional single family home. Secondly, the proposed density is essentially equivalent to an R-1 Residential project (roughly 3 units per acre). Thirdly, since the Subject Property abuts Highway 47, which direct access is not viable nor desired, the front yards will face Xkimo Court. It would be rather unusual to have a densely planted landscape attempting to screen the fronts of these homes. It should be noted that there is some existing tree cover along the eastern boundary between proposed Lot 3 and the existing single family home.
Funding Source:
The Applicant is responsible for all costs incurred by the City while processing this request.
Action:
Motion to recommend approval of the Landscape Plan, contingent upon compliance with Staff's requested revisions/corrections.
Attachments
Form Review
| Inbox | Reviewed By | Date |
|---|---|---|
| Brian Hagen | Tim Gladhill | 08/12/2020 04:07 PM |
- Form Started By:
- Chris Anderson
- Started On:
- 08/11/2020 04:55 PM
- Final Approval Date:
- 08/12/2020