Agenda - Planning Commission - 08/07/2014

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Review File: BROOKFIELD 5THADDITION Sketch Plan & Preliminary Plat -Minor Plat Request August 1, 2014 Page 2 of 3 outlot that could be converted to a buildable lot in the future if Feldspar Street were extended to the south, thus eliminating the need for the cul-de-sac in the current location. There was no guarantee that Feldspar Street would be extended to the south, and the developer understood that risk, so the City allowed the Property to be subdivided as an outlot rather than a buildable lot. The current owner of the Adjacent Parcel has indicated that presently, he does not desire to develop additional lots for the foreseeable future. But, that possibility does still exist. Furthermore, there are presently no structures or other obstructions that would prevent Feldspar Street from extending to the south in the future. The Applicant would be required to dedicate permanent right of way at existing subdivision design standards to encumber the current cul-de-sac. However, this could prove challenging as a small portion of the temporary cul-de-sac is on the parcel to the north (16891 Feldspar Street). This would require acquisition of a small portion of that property to dedicate permanent right of way for the existing cul-de- sac and that would likely result in substandard lot width. A sketch must be prepared to demonstrate that a proposed future dwelling, rather than just a standard house pad, could be constructed on the Property without requiring a reduction in the size of the existing cul-de-sac. Tree Preservation Plan: The City's Tree Preservation Ordinance does not apply to your proposed plat, as the Property is devoid of significant tree cover. Traffic Analysis: A traffic analysis will not be required due to the size of the project. Grading and Drainage: The Sketch Plan does not include grading/drainage information. This information is not required for Sketch Plan Review. However, this information must be submitted with the Final Plat Application as directed by the City Engineer. A permit from the Lower Rum River Water Management Organization will not be required; however the Applicant may need to obtain an NPDES from MPCA. Landscaping. Two (2) front yard trees per dwelling unit are required at the time of construction of a dwelling unit. Additionally, topsoil, consistent with standards outlined in City Code, shall be applied to all disturbed areas not improved with structures, walkways, driveways, etc. Density Transitioning. At the time Brookfield 1st Addition, was approved, the parcel to the south of the Property was zoned R-1 Rural Developing and density transitioning was required and specified in the Development Agreement. However, as an outlot, the Property was not considered buildable (would need to be replatted) and thus, plantings were not originally installed. While the zoning of the parcel to the south of the Property has since been amended to R-1 Residential (MUSA), which matches the zoning of the Property, density transitioning shall still be provided. This shall be accomplished through additional plantings that meet the standards of Level 3 as outlined in City Code Section 117-110 (c) (2) b. Easements: With the Final Plat Application, Staff will be reviewing compliance with the standard requirements for drainage and utility easement dedication. Drainage and utility easements must be ten (10) feet in width abutting dedicated right-of-way, five (5) feet in width along both side lot lines, and encumber any 100-year flood zone for all existing and proposed surface waters and wetlands. Staff is also researching the premise behind the wider drainage and utility easement on the parcels to the north.