Agenda - Planning Commission - 01/05/2017

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Review File:Brookview Estates Sketch Plan December 30, 2016 Page 3 of 4 Wetlands. A wetland delineation will need to be completed for the property.Any wetlands identified will need to be encumbered with drainage and utility easements on the Preliminary and Final Plats. The project will be subject to review by the Lower Rum River Watershed Management Organization (LRRWMO) regarding both the wetland delineation as well as stormwater calculations. Note that City Code now requires a sixteen and a half foot (165) setback from a wetland edge and that setback area be encumbered with drainage and utility easement. At the time ofPliminary Plat application,an exhibit should be included that clearly indicates the minimum required setback and accompanying easement encumbrance. Trott Brook. A portion of the lots will back up to Trott Brook,which is a tributary of the Rum River. The Scenic River Overlay District requires only a 100 foot setback from the OWH of the Trott Brook and has controlled vegetative cutting standards as well. As proposed, the Lots would be no closer than 150 feet from the Trott Brook. The Sketch Plan has been sent to the MN DNR for review and comment. Floodplains. There are floodplams within the boundaries of the project 1 area, including both Floodway and Floodfringe. There shall be no fill placed within the Floodway(purple shading). As proposed,the lots are laid out in such a fashion that each of the home sites is located in the upland area of the property. : i7�0 Density. The regulations for the Rural Developing area allow for a gross density of no more than one (1) unit per two and a half (2.5) acres. It 71 appears that the property totals 38.41 acres and that 14.31 acres of that is 17310 shown as Outlot A,which would leave 24.10 acres as area to be developed 'r17 as lots or public improvements. Based on eleven (11) lots (and associated t^zgo improvements) over 24.10 acres, a density of 2.19 units/acre would be achieved. This is in conflict with the 2.5 units/acre maximum that isi7._za0 required but may be approved via the Planned Unit Development process. u . The Ana Computations needs to be provided/verified by the Applicant. The application for a Planned Unit Development(PUD, if approved, would allow for the greater density as proposed Private Utilities. It is assumed that each lot is proposed to be serviced by individual well and septic. The Applicant will need to show the proposed locations for both the primary and secondary septic locations for each proposed lot. Proposed locations must be in compliance with the Critical River Overlay District standards. Depending on the soils type(s) within the project area, soil borings may be needed to ensure that each lot can accommodate a septic system. Landscaping. Each lot is required to have two (2) front yard trees installed. 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 for all areas where the soil is disturbed and this note should be included on the Landscape Plan at the time of Preliminary Plat application submittal. The topsoil shall meet the City's topsoil specification. 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. If a tree is to be removed, the inventory shall also indicate why (e.g. stormwater