Agenda - Planning Commission - 10/03/2013

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Regular Planning Commission Meeting Date: 10/03/2013 Submitted For: Tim Gladhill, Community Development By: Tina Goodroad, Community Development Information 5. 2. Title: PUBLIC HEARING: Consider Request for Sketch Plan Review and Preliminary Plat Approval for Brookfield 4th Addition; Case of Capstone Homes Background: The applicant is requesting Preliminary Plat approval of Brookfield 4th Addition. This plat is a continuation of the Brookfield Addition west of Nowthen Boulevard and generally north of 167th Avenue and will encompass a majority of the remaining lots from the original Preliminary Plat. The current Preliminary Plat includes seventy -seven (77) lots. Notification: In accordance with City Code, City Staff attempted to notify owners of property within 700 feet of the Subject Property of the preliminary plat public hearing. Observations/Alternatives: The site is guided LDR on the Comprehensive Plan and zoned R -1 Residential (MUSA). The minimum lot size in the R -1 Residential (MUSA) zone is 10,800 sq. ft. Each of the proposed lots meets the minimum lot size. The lots meet the required setbacks of the R -1 district. A variance to front yard setback was approved as part of the original Preliminary Plat for lots in Blocks 3 and 4, granting a twenty -five (25) foot front yard setback. The landscaping plan largely meets the ordinance with a few additional details and revisions needed as noted in the Staff Review File. The proposed plat is adjacent to an existing larger lot residential neighborhood. These lots are also zoned R -1 Residential (MUSA) so density transitioning, as required by the ordinance, does not apply as the zoning districts are the same. However, as the existing lots are of a different size and character, staff is requesting that the applicant consider providing transitioning between these abutting lots. This can be accomplished through new plantings or use of existing streets. In addition, a detailed inventory, prepared by an ISA Certified Arborist or a Society of American Foresters Certified Forester, must be submitted identifying all existing significant trees, species, DBH and condition. A Development Agreement will be required. This agreement will include required park dedication, suggested as a cash contribution. Other related fees and reimbursements associated with previous phases will be clarified in the Development Agreement. The Staff Review File discusses some outstanding issues related to the previous developer amenities and home owners association. The City acknowledges a number of concerns related to the above amenities and maintenance obligations of said amenities have been submitted to the City. An open house has been scheduled for Thursday, October 3rd at 4:00 -6:30 p.m. to provide an opportunity for area residents surrounding the Brookfield 4th Addition to meet with staff and the applicant and discuss plans prior to the public hearing. The Staff Review File also addresses various items related to street, grading, drainage, and utilities. Funding Source: