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16-3847 <br />Shadywood Villas <br />July 18, 2016 <br />Page 2 <br />Parcel Area: Gross Site Area <br />Delineated Wetland <br />3.67 ac. <br />- 1.33 ac. <br />Proposed/MCWD-Required Wetland Buffers* - 0.211 ac. <br />Net Buildable Area 2.129 ac. <br />*Met Council guidelines allow wetland buffers to be excluded from net developable acreage calculations. <br />Proposed Net Density: 7 units on 2.129 buildable acres = 3.28 units per acre <br />Proposed Area of New Public Roads 0.35 acres <br />Proposed Area in SFR Lots (including wetlands & buffers) 3.32 acres <br />Range in SFR Lot Areas (including wetlands & buffers) 0.18 ac. — 1.41 ac. <br />Average SFR Lot Area (including wetlands & buffers) 0.47 ac. (20,660 s.f. + ) <br />List of Exhibits <br />A — Subdivision Application <br />B — Submittal Narrative <br />C — Preliminary Plans (3 Sheets) <br />D — Wetland Delineation Notice of Application <br />E — Conservation Design Executive Survey <br />F — Representative Home Style Options <br />- Elevation Views <br />- House Plan Layouts <br />G — Plat Map & Property Owners List <br />H — Comprehensive Plan Excerpts <br />I — RPUD District Standards <br />J — Minutes from Sketch Plan Reviews <br />K — Density Analysis Worksheet <br />L — Correspondence received to date <br />M — Tree Stand Map <br />N — County Comments <br />1. COMPREHENSIVE PLAN AMENDMENT <br />2008-2030 Community Management Plan. The proposed development incorporates 3 different <br />parcels. These three parcels are guided differently; the two eastern lots are guided mixed use, and <br />the western lot is guided low density residential. The developer proposes to guide all three parcels <br />low density residential, though the proposed development is slightly higher in density than <br />suggested by that classification (3.28 units/ acre versus 3.0 units per acre). <br />The proposed development density represents a reduction in proposed gross density from the <br />approved Comprehensive Plan. 4 units/ acre on the east side to 3.28 units an acre (the western lot <br />remains the same). The actual density drops from 10.22 units planned in the guide plan to 7 units. <br />Impacts of Plan Amendment. Met Council guidelines require an overall new sewered <br />development density of at least 3 units per acre. The proposed project, with detached single family <br />homes is near the lowest density where the Met Council is likely to approve sanitary sewer service. <br />To achieve the 4 units an acre envisioned by the CMP, attached residential units would be expected <br />