Agenda - Planning Commission - 10/06/2016

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Review File:Brookfield 8th Addition Preliminary Plat, Comprehensive Plan Amendment, Cul-de- sac Length Variance, Lot Depth variance and Front yard setback variance. September 30, 2016 Page 4 of 6 Due to the presence of larger stands of oak trees, tree clearing activities shall occur prior to April 15 or after July 15 to minimize the potential introduction of Oak Wilt to the site and this note must be added to both the Grading,Drainage,and Erosion Control Plan as well as the Tree Inventory and Protection Plan. Additionally, please consult with the Certified Arborist that prepared the Tree Inventory and Protection Plan to prepare a plan that identifies the precautionary steps to be taken on site to protect oak trees from Oak Wilt. The Landscape Plan is generally acceptable. However,we would like to work with you to focus at least one(1) of the two (2) required front yard trees to be located within the boulevard (between the sidewalk and back of curb or,for those areas with no sidewalk,within ten[10] feet of the back of curb)to create a street tree presence. Street trees shall only consist of deciduous species. As noted on the plan, any changes to the species shall receive approval by the City prior to installation. The Environmental Policy Board (EPB) recommended approval of the landscape and tree preservation plans with revisions as noted in this review letter. 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. Streets and Access.The Preliminary Plat indicates that 168th Circle would be extended to the south and west to serve the twenty-six (26) 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 Preliminary Plat (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 indicates that the short segment of road off the southeast part of the cul-de-sac bulb will only be platted as right-of-way and will remain unbuilt. The Applicant has submitted an application for a variance to cul-de-sac length. If the variance request is not approved,the Preliminary Plat will need to be revised to reflect a cul-de-sac length of not more than 600 feet or 168th Circle will need to be extended to 166th Lane. Trails. The plans currently show a portion of the existing trail that would run between lots 11 and 12 of Block 2 to be removed and that a replacement trail access is proposed to run between Lots 7 and 8 of Block 2. It will be required that that proposed trail connection be ADA compliant. Grading and Drainage Plans. A permit from the LRRWMO will be required. Please also see review comments from the Engineering Division. 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 Oudot 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.