Agenda - Planning Commission - 05/05/2016

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Review File: 16-09: The Station Preliminary Plat Review March 30, 2016 Page 3 of 3 Landscaping. The design framework of The COR outlines acceptable tree species and spacing in accordance with street type. Along Destination, Downtown, Parkway and Local streets, where regularly spaced blocks exists, one (1) tree species shall be provided per block. In order to provide variety and protect against disease, adjacent blocks shall not be allowed the same street tree. Initial development along a block shall establish the tree species for that block, subject to City review and approval. Along streets without regular block space or longer blocks, such as Connector and Arterial streets, the City may approve groupings of 3-6 trees of one (1) species in lieu of the regular blocks spacing. Those tree species selected as street trees should be revised to include only those species shown as acceptable tree species located on page 13 of the The COR Design Framework document. In addition, the trees shown along Rhinestone St NW are not shown in a minimum grouping of 3 and Staff recommends that the Applicant also redesign this portion of the landscaping plan to be compliant with The COR guidelines. 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. Lighting. Currently the development proposes three lights along 146th Avenue NW at the north end of this proposed development as well as two lights along Rhinestone St. NW at the east end of this proposed development. The Applicant will need to revise and submit the lighting plan with the Final Plat to be consistent with the adopted COR Lighting Plan. Parking. The Applicant has proposed to provide 10 interior parking spaces in addition to the parking within the proposed dwellings. The Applicant will need to post no parking signs for the interior roadways as a stage 1 improvement which would allow the City to tow any illegally parked cars. Septic/Drainfield. The current plan proposes connection to city utility services as such, no septic systems or drainfields are proposed. Submittal Comments. The Applicant has provided a series of scaled drawings as part of their preliminary plat application. Page 1.30 outlines the preliminary plat. The Applicant provides the outside angles of the development boundaries but omits the angles which the proposed lots would follow. The Applicant will need to provide those inside angles with their submission of a Final Plat. 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 and number of lots 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.