Agenda - Planning Commission - 02/04/2016

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Review File: 16-02: Northfork Alpine Addition Preliminary Plat Review January 29, 2015 Page 3 of 3 requirements). Trees shall be installed with the first set of primary roots at finished grade level, shall include a two (2) to four (4) inch layer of mulch to the dripline of the tree (and not be piled against the tree trunk), and shall have the upper 1/3 of the burlap and twine/wire removed if using balled and burlap stock. Topsoil. Each individual lot shall have four (4) inches of topsoil meeting the City's topsoil specification applied to all disturbed areas not improved with impervious surfacing. It is strongly encouraged to limit land disturbance on each lot to limit the quantity of topsoil required. A topsoil inspection is required prior to landscaping being installed and copies of the load tickets are required as well. This is reviewed at time of Building Permit Application and request for Certificate of Occupancy for each individual lot. Septic/Drainfield. The current plan proposes each of the four lots to have individual septic systems, which meets city standards. The applicant must show secondary locations for both septic and drainfield on the Final Plat. Included in this case is a compilation of information pertaining private septic system designs and potential costs as requested by the EPB. Recommendation. City Staff is recommending that the Planning Commission approve the Preliminary Plat and direct the Developer to proceed to the preparation of a Final Plat, with the considerations listed in this staff report, contingent upon review and approval of the civil engineering plan by the City Engineer prior to review by the City Council. Next Steps. A key decision will occur at Preliminary Plat, in which the layout will be approved, subject to approving final construction plans and Final Plat documents. The City will review items including, but not limited to, Grading Plan, Utility Plan, Landscape Plan, and Street Light Plan. You will be required to enter into a Development Agreement with the City to ensure the timely construction of required improvements. The Development Agreement will also require a financial surety in the amount of 125% of the cost of required improvements. The financial surety shall be in the form of a Letter of Credit or cash escrow only. The Development Agreement will also require an Engineering Inspection Fee of 5% of the cost of required improvements. The escrow must be in the form of a cash escrow. The City will prepare a draft Development Agreement for your review. This will occur as part of approval of the Final Plat.