Agenda - Planning Commission - 01/08/2015

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Review File: BROOKFIELD 5TH ADDITION Sketch Plan/Preliminary Plat Request January 2, 2015 Page 2 of 3 Access and Streets: The Property proposes to gain access from Feldspar Street. The Property is currently encumbered by an easement for the purpose of an existing temporary cul-de-sac. When BROOKFIELD 1ST ADDITION was originally approved, it was anticipated that the parcel to the south, located at 16821 Garnet Street (the "Adjacent Parcel"), may desire to develop as a single-family development in the future. Since Feldspar Street terminated at the southern portion of the plat, adequate turn around provisions were required. As this was originally intended to be a temporary scenario, an easement with a radius of fifty-five (55) feet was accepted. In this case, the required cul-de-sac radius impacted the Property in such a way that a dwelling could not be constructed that met City Code standards. The Developer proposed to plat the Property as an 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. Based on input from the owner of the Adjacent Property at the August Public Hearing, combined with your desire to plat the Property into a buildable lot, the general sense is that this results in a more `permanent' cul de sac and thus, the plat should provide dedicated road right-of-way. The Final Plat will need to dedicate permanent right of way to encumber the existing cul-de-sac plus an additional fifteen (15) feet to accommodate snow storage (only within the boundaries of the Property), similar to the sketch plan prepared by E. G. Rud & Sons, Inc. and dated August 6, 2014. It appears that both the design standards (right-of-way width) and construction standards (only base course, no wear course) of the existing cul de sac are or will be slightly deficient of the minimum standards (per City Code Sections 117-614 and 117-615). A variance will be needed to address these deviations from design and construction standards. 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 Permit from the MPCA. Landscaping. Two (2) front yard trees per dwelling unit are required at the time of construction of a dwelling unit. Additionally, four (4) inches of 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 Residential (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 Adjacent Parcel has since been amended to R-1 Residential (MUSA), which matches the zoning of the Property, density transitioning shall still be provided consistent with the original intent. The submitted