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The Metropolitan Council defines net density as follows: "The number of dwelling units per acre of land when the acreage involved includes only the land devoted to residential uses and excludes such areas arterial streets right of ways, wetlands, and water features, and other publicly dedicated improvements such as parks. Net density is expressed as dwelling units per net acre." This definition means that local roadways and storm water ponds cannot be excluded from the calculation of net density, which results in net density being greater than gross density. As part of Pulte's application for a CPA, a new land use designation would be created for Very Low Density Residential that would allow a net density of 1.5 to three units per acre. This new land use category would be applied to this former Reiling Estate property. In the future, other vacant land could be reguided to Very Low Density Residential as appropriate if needed. Discussion The applicant has submitted a plan set based on previous feedback from the City Council and comments received at the February 8, community meeting (Attachment A). The attached plan set is still considered preliminary, and may be revised prior to the April 6, Planning Commission meeting, when the official public hearing and Planning Commission review will occur. Staff has not yet had the opportunity to complete a full analysis of the submitted plans; however, one will be completed prior to the April 6, Planning Commission meeting. The proposed plan includes 39 single- family lots. Upon initial review, the lots all appear to meet the minimum requirements of the City's subdivision requirements. Road connections are proposed at three locations, Snelling Avenue North, Keithson Drive, and Royal Hills Drive. While the City does not currently have an ordinance that requires wetland setbacks, the City will require easements over the delineated wetland areas. The applicants have also submitted a tree preservation plan and a grading plan, which will be fully reviewed prior to the April 6, meeting. g Concern has been raised by residents of Keithson about the road connection that would extend Keithson Drive into the new subdivision. At the time of the Keithson Subdivision, it was anticipated that an eventual road connection would occur. At the time Keithson Drive was constructed it did not include a full turn around cul -de -sac, as would have been required if the street was not planned to continue to the south. Currently snow plowed off Keithson Drive is pushed south onto the Reiling property where it is stored until it melts. According to the Public Works Department, there is no turn around at the end of Keithson for plow vehicles or emergency vehicles. Vehicles either use a driveway to turn around or back down the street to exit. Through discussions with the applicant, Public Works, the Fire Department, and in reviewing historic documents pertaining to the Keithson Subdivision, Staff's recommendation is that the road to the new subdivision connects with Keithson Drive, as it was intended to. City of Arden Hills Planning Commission Work Session for March 9, 2011 IlMetro- inet. uslardenhillslPlanning\Planning CasesI2011111 -004 Pulte Concept Review103 -09 -11 PC report Pulte Development Concept Review.doc Page 3 of 4