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85 replacement obligation. The applicant has provided these calculations, and they are included in 86 Attachment C. This preliminary calculation is based on the proposed development (and does not include 87 the trees on the southernmost three lots), and it would elicit the replacement of 17 caliper-inches, or six 88 replacement trees (of 3-inch caliper) across the sitewhich is more than accounted for in the proposed 89 landscape plan. Roseville’s consulting forester has reviewed this preliminary tree preservation plan and 90 generally found it to be accurate.The details of the tree presentation plan may be revised as grading and 91 building plans are finalized for construction, and staff will continue to coordinate the review with the 92 consulting forester. 93 Storm Water Management 94 The grading and storm water management plan illustrated in Attachment C addresses the proposed 95 development on the lots as required. Like the tree preservation plan, the storm water management plan 96 reviewed with a plat proposal is not intended to be approved with the plat as the final storm water 97 management plan. Instead, the tree preservation and storm water management plans reviewed with a plat 98 proposal are intended to demonstrate that the standard City Code requirements can be met as the 99 proposed project is implemented. 100 Subdivision VarianceAnalysis 101 Section 1102.02.C of the City Code establishes a mandate that the City make four specific findings 102 about a subdivision variance request as a prerequisite for approving the variance pertaining to the 103 nonconforming length of the cul-de-sac street. The Planning Commission’s recommendation regarding 104 this applicationincludesthe following draft findings. 105 1. The proposal is consistent with the Comprehensive Plan. The proposal is generally consistent with 106 the Comprehensive Plan because it represents the Comprehensive Plan’s goals of providing a variety 107 of housing types in the community. 108 2. The proposal is in harmony with the purposes and intent of the zoning and subdivision ordinances. 109 The purposes and intent of the subdivision ordinance as it applies to the length of a cul-de-sac street 110 is to ensure there are adequate ingress/egress provisions for emergency response vehicles and that 111 the new residents of the proposed development have a robust connection to the city’s transportation 112 network. The proposal is in harmony with these purposes of the subdivision ordinance because the 113 residential lots themselves are within 500 feet (i.e., the maximum length of a cul-de-sac street) of 114 County Road C2, and the proposed street will allow proper ingress and egress for emergency 115 vehicles as long as no on-street parking is allowed. Moreover, an alternative to a shorter cul-de-sac 116 street would likely result in another street connection, an alternative that may be less safe from a 117 traffic perspective and perhaps less appealing to the nearby residential neighborhoods. 118 3. An unusual hardship on the land exists. The soil in the southern portion of the subject property has 119 contamination such that the land may be suitable for recreation on the surface, but that requires 120 extensive remediation if it were to be disturbed for installation of a road or development of 121 additional residences. The prohibitive cost of this remediation to extend the proposed street further 122 south to intersect with Lexington Avenue (and thereby obviate the limit on cul-de-sac street length) 123 constitutes an unusual hardship, which the subdivision variance process is intended to relieve. 124 4. The variance, if granted, will not alter the essential character of the locality. If the requested 125 subdivision variance is approved, the approval will not alter the essential character of the locality 126 because even the adjacent public street is more than three times as long, meaning that residents in the 127 middle of that block must travel about 900 feet to reach the nearest connection to the broader 128 transportation network. 7d RCA Page 4 of 7