Agenda - Planning Commission - 02/04/2016

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Review File: 16-02: Northfork Alpine Addition Preliminary Plat Review January 29, 2015 Page 2 of 3 Maximum # of Driveways Accesso Structure Setbacks Minimum Front Yard Setbacks Minimum Rear Yard Setback Minimum Side Yard Setback Minimum Side Yard Setback on Corner Lot 40 feet or same as principal structure (whichever is greater) 5 feet (but must remain outside of drainage and utility easements) 10 feet 40 feet Access. The plat proposes to gain access from a cul-de-sac off of Alpine Drive NW. This would meet city standards for Cul- de -Sac length and right-of-way width. The access proposed is satisfactory to staff. The project engineer must provide a Stop Sign Distance Exhibit to be included with the Final Plat. Wells. The locations of proposed wells are shown on the Preliminary Plat, and they appear to be placed appropriately. Park Dedication and Trail Development Fees. Per the approved Master Park Agreement, Park Dedication and Trail Development Fee obligations have been satisfied. The agreement approved by the City Council on December 8, 2015 must be executed prior to filing of the Final Plat. Stormwater Trunk (Management) Fee. A Stormwater Trunk Fee in the amount of $459 per lot is due on the project. The total trunk charge shall be $1,836 for the project per 2016 Rates and Charges. Additional Improvements/Trail. There is currently a trail running immediately to the north of the proposed subdivision. In compiling with the Parks, Trails, and Open Space plans for the City, proposed subdivisions should connect to existing trail systems. The revised plans show the connection of a trail between lots 2 and 3 to access the existing trail within Northfork. The trail location is included in the Preliminary Plat. Environmental Policy Board (EPB) Comments. The Environmental Policy Board would like the Planning Commission to consider the following talking points: 1. The developer should consider sliding the stormwater pond on Lot 4 to the east, with the intent of creating maximum separation from the proposed drainfield location. 2. Staff should prepare a frequently asked question (FAQ) Document for Septic System Regulations and Administration. 3. Staff should research the cost differential between four (4) individual septic systems and one (1) shared septic system. 4. Staff should research the cost differential between an individual aerobic system and an individual anaerobic (traditional) system. 5. The Planning Commission case should include a summary of the Natural Resource Inventory (NRI) on the site. Natural Resource Inventory (NRI). The NRI indicates that the site is nearly 100% covered by an altered or non-native plant community. The Development will not result in the loss of any exceptional or high quality natural resources. A copy of the NRI Map for this location is attached to this letter. Tree Preservation Plan. Based on the composition of the existing tree cover, which is predominantly Red Cedar and Siberian Elm, a Tree Preservation Plan will not be required. However, it is still recommended to minimize tree loss to the extent practical to accommodate the proposed improvements. Note that this will also help limit the area of disturbance as discussed under topsoil below. Landscaping. Each lot will be required to have at least two (2) front yard trees installed as well as have an established yard prior to the issuance of the Certificate of Occupancy (or an escrow deposited with the City if the landscaping is not complete; standard Landscape Escrow is $5,000.00). Evergreen trees shall be a minimum of five (5) feet in height, measured at the first branch whorl and deciduous trees shall be at least one (1) inch in diameter. Please reference the Ramsey Tree Book for Acceptable and Preferred species (this also outlines the Prohibited species, which will not receive credit toward the landscape