Agenda - Planning Commission - 07/21/2016

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Review File: Brookfield 8th Addition Sketch Plan July 1, 2016 Page 3 of 4 (RFPE), which is one (1) foot above above 871.5 feet. Note that an Elevation Certificate will be required for each home constructed to ensure compliance with the floodplain regulations. Density. The R-1 Residential regulations for the MUSA area allows a net density of 3 units per acre (excluding wetlands and major road rights -of -way) while the regulations for the Rural Developing area allow for a gross density of one (1) unit per two and a half (2.5) acres. The proposed densities appear to comply with these standards. The Area Computations needs to be updated to address the different density allowances for the R-1 Residential (MUSA) lots and the R-1 Residential (Rural Developing) lot. Landscaping. Each lot is required to have two (2) front yard trees installed. These trees shall be positioned in the boulevard area to serve as street trees (as spacing permits). Deciduous trees shall be at least one (1) inch in diameter and coniferous trees shall be at least five (5) feet in height. Each lot will also be subject to the City's topsoil requirement and this note should be included on the Landscape Plan at the time of Preliminary Plat application submittal. Density Transitioning. Lots 1-5, Block 1 are subject to the density transitioning standards found in City Code Section 117-110. It appears that the wetland area in the rear of these lots creates a natural buffer of more than 300 feet between the existing homes in the R-1 Residential (Rural Developing) district. This would satisfy the density transitioning requirements. Tree Inventory. A tree inventory, prepared by an ISA Certified Arborist, shall be submitted at the time of Preliminary Plat application. The inventory shall include all oak trees and evergreens that are four (4) inches or greater in size and all other deciduous trees that are eight (8) inches or greater in size (together, considered to be the significant trees on site). At least forty percent (40%) of the diameter inches of significant trees on site shall be retained. The inventory shall clearly indicate the species, diameter, condition, and whether a tree will be preserved or removed. Streets and Access. The Sketch Plan indicates that 168th Circle would be extended to the south and west to access twenty-six (26) of the proposed lots. Cul-de-sac length is limited to a maximum of 600 feet; the proposed length of the cul-de-sac is 1,200 feet. There is platted right-of-way along the southeastern boundary of the Sketch Plan (Quartz St), but it is not a constructed road. The majority of the right-of-way traverses wetland (and floodway), thus, if a road were constructed, there would be significant wetland impacts. The Preliminary Plat submittal will need to clearly indicate whether the short segment of road off the southeast part of the cul- de-sac bulb will be constructed or just platted as right-of-way. A variance to cul-de-sac length will be necessary with the proposed road configuration. Grading and Drainage Plans. Grading and drainage plans will need to be prepared as part of the Preliminary and Final Plat submittals. A permit from the LRRWMO will be required. Development Fees. Development Fees will be due with the Plat including, but not limited to, Park Dedication, Trail Development, and Stormwater Management. These fees are collected at the time the Final Plat is recorded and at the rate in effect when the plat is recorded. Note that Outlot A, Brookfield 2nd Addition is subject to the terms of the Water Main and Sanitary Sewer Cost Contribution/Reimbursement Agreement (Lots 15-17 are not subject to this agreement and would be subject to Water Trunk and Sanitary Sewer Trunk fees in addition to Park Dedication, Trail Development, and Stormwater Management fees). Development Agreement: An executed Development Agreement will be required prior to releasing the plat for recording.