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ARDEN HILLS PLANNING COMMISSION—March 9, 201 l 2 <br /> 3.A. Planning Case 11-004; Concept Plan Review; Pulte Development Group: 4500.Snelling <br /> Avenue North—Not a Public Hearing(continued) <br /> subdivide the property located at 4500 Snelling Avenue North into 39 single-family lots. <br /> Staff is requesting direction from the Planning Commission on whether a PUD <br /> application that includes wetland setbacks in exchange for reduced front yard setbacks <br /> would be something Staff should request the applicant to submit. She provided <br /> additional background information. <br /> City Planner Beekman stated when there is a conflict between a city's comprehensive <br /> plan and a zoning code, the city is required to amend the zoning code to comply with the <br /> comprehensive plan, unless the city approves an amendment to the comprehensive plan. <br /> The Metropolitan Council must approve all comprehensive plan amendments. Staff has <br /> been in communication with the City's Sector Representative at the Metropolitan Council <br /> regarding this property. The Sector Representative has indicated that the Metropolitan <br /> Council could be supportive of a Comprehensive Plan Amendment that would allow the <br /> City to reduce the minimum density required on property guided for Low Density <br /> Residential given the higher density that is anticipated on the TCAAP property. <br /> Chair Larson opened the floor to Commissioner comments. <br /> Chair Larson asked what would be considered the normal wetland buffer in the Cite. <br /> City Planner Beekman stated the city does not have established wetland setbacks. The . <br /> City may be interested in negotiating with the developer for greater wetland setbacks in <br /> exchange for reduced front yard setbacks and reduced right-of-way width. This would <br /> allow the developer to build homes closer to the road and move the homes further away <br /> from the wetlands. The City could then extend its easement area over these areas to <br /> create wetland buffers. Other benefits that are created by this sort of flexibility would <br /> include additional tree preservation since trees in rear yards are more likely to be <br /> preserved than trees in front yards. This would create Iots with larger back yards and <br /> smaller front yards. Moving the homes closer to the road would create an average of a <br /> 20-foot wetland buffer versus no buffer which would exist under the current plan. <br /> Mr. Mary McDaris. Division President for Pulte Group. stated Pulte Group supports the <br /> proposal being presented to the Planning Commission at this time. In order to meet the <br /> Comprehensive Plan a higher density would have been required but this would not have <br /> met the code requirements of the City. The current plan meets all of the City's code <br /> requirements and Pulte would make every effort to save as many trees as possible. The <br /> plan does allow for additional trees to be planted, replacing the trees that would need to <br /> be removed. The current proposal allows for a 20-foot structure setback from the <br /> wetlands but Pulte is willing to look at this if that is the direction give by the Planning <br /> Commission. He requested additional feedback from the Council regarding the road <br /> connection at Keithson Drive. <br />