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<br />Heritage Maples <br />October 17, 2005 <br /> <br />Page 3 <br /> <br />stucco, vinyl lap and shake siding. The elevations are approved as part of the CUP. For <br />comparison, it appears that the units comply with the R3 design standards. <br /> <br />Lots <br /> <br />Typically, a minimum of about 20 level usable feet is required on the back of each <br />townhouse unit. That is not provided on five of the units that abut the wetland. All of the <br />units have a minimum 20 foot setback from the wetland. The units adjacent to the service <br />road are as close as 14.6 feet. Most of the units are setback 22 feet from the edge of the <br />private street. For comparison, 30 feet is the minimum setback requirement in the R3 <br />district. The units in the center of the project are very close together. Along the front of the <br />units there is about 10 feet between units. The net density of the project, lot area minus <br />wetland, is 4.32 units/acre. <br /> <br />Streets/ Parking <br /> <br />A service road is proposed along Highway 10 from Raven Lane in Big Lake Township to the <br />east boundary of this plat. The +ight of way for the service road is 60 feet. Yankton Street is <br />proposed to be extended as a public street from the north boundary of West Oaks to <br />intersect with the proposed service road. There is a private loop street through the center of <br />the site; 48 units will have access from this road, four units will have access from Yankton <br />Street. Sidewalks are provided along all of the streets. <br /> <br />Four off street parking spaces are proposed for each unit, two in the garage and two in the <br />driveway. The private street is 28 feet wide; this is wide enough to allow on street parking on <br />oneside of the street. No additional off street spaces are proposed. Yankton Street will be <br />32 feet wide, which will allow parking on both sides of the street. <br /> <br />Landscaping <br /> <br />The trees in the southwest comer of the site will be removed as a result of this plan. These <br />trees are the only trees on the .site. The area was listed on the NRI with a qualitative rank of <br />C. This area is a remnant piece of the original wooded area that is now the West Oaks <br />development. <br /> <br />The proposed landscape plan includes 73 overs tory trees and 52 evergreen trees. The <br />landscaping requirement for subdivisions is two trees per lot, one boulevard tree and one <br />front yard tree. The landscape plan includes 73 front boulevard/ front yard trees; based on <br />the subdivision ordinance 104 boulevard/front yard trees are required. Fifty-two evergreen <br />trees are proposed to provide screening within the site and along the service road. Screening <br />should be provided along the west boundary of the plat, between the townhouses and the <br />existing single family homes. Street trees should be included along the service road. Fifty- <br />seven ornamental trees are proposed as well as landscaping around the townhouses. <br /> <br />S:\PLANNING\Case Files\2005\P 05-16 Heritage Maples\P05-016CC10-17.doc <br />