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ARDEN HILLS PLANNING COMMISSION – April 6, 2011 7 3.B. Planning Case 11-006; Preliminary Plat and Comprehensive Plan Amendment; PulteGroup and Alliant Engineering; 4500 Snelling Avenue North – Public Hearing (continued) Commissioner Holewa asked if the traffic study took into account the proposed fly over at Highway 10 and County Road 96. Mr. Pacyna stated the traffic analysis was analyzed with the proposed fly over and the estimates provided are a worst-case scenario. Mr. Ian Peterson, VP Pulte Homes, provided an overview of the housing industry, as it is today and the development that Pulte Homes has done over the last two years. He outlined three amendments he would like to make to the conditions being proposed by the City. He clarified there are currently five lots in the development area that already meet the City’s requirements for having a building permit issued and he asked that these be clarified in Condition 12. He also stated with Condition 16 the outlot on parcel 8 in the subdivison will not be part of the Home Owners Association (HOA) but will transfer to the neighboring property and they will maintain this area. He also requested Condition 17 should include the two trees in the back of each property to be installed at the time each home is constructed. The other landscaping within the landscaping plan would be completed by the fall of 2011. Mr. Jeremy Deer, Senior Scientist with Malcolm Pirnie, stated they have been in communication with Rice Creek Water Shed and they are recommending approval of the proposed plan. Any wetland that may be impacted during the construction will be restored to the condition it was prior to the development. City Staff has requested retaining walls be set back a minimum of five feet from the wetlands. At this time Pulte is proposing a minimum of five feet where there is a roadway and retaining walls and an average of a thirty-foot set back in other areas. He also stated Pulte is requesting additional guidance regarding how the City would like to have the wetland buffer area protected since the City did not have a requirement. Chair Larson stated signs had been mentioned and proposed but this was something that could be talked about. Commissioner Holewa asked how far the structure would be from the wetlands on Block 4, Lot 18 if the home were constructed in the corner closest to the wetlands. Mr. Clark Wicklund, Vice President for Alliant Engineering, Inc., stated the retaining wall is set 5-feet from the wetland edge and the proposed structure is 5-feet to 12.5 feet from the edge of the retaining wall. Commissioner Holewa asked when construction would be expected to start and when the proposed development would be fully occupied. Mr. Peterson stated construction is expected to start June 1, 2011 with a goal to have a home in the fall Parade of Homes. Pulte’s goal would be to sell 20 homes per year,