Agenda - Planning Commission - 08/08/2005

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Brookfield Addition ?reliminary Plat Review 2of6 Density: The R-1 Residential regulations for the MUSA area allow a net density, of 3 units per acre. As submitted, the proposed preliminary plat has a net density of approximately 1.9 units per acre. Other Lot Requirements: Troll Brook is a designated tributary oft he Rum River, and is subject to Scenic River and Shoreland Management requirements. Additional lot standards required under these rules include a 75-foot lot width at the OHW of Troll Brook, a 100-foot setback from the OHW, controlled vegetative cutting within this 100-foot setback, and a 25% impervious surface limitation for tots fronting the brook. The preliminary plat complies with all of these standards, with the .exception of the 75-foot lot width requirement as measured at the brook. Staff has had discussions with DN-R Staff, Who explained that the intent of the Shoreland lot width requirement is to ensure that sufficient lot area is provided. Because of the .large lot sizes on the Troll Brook., DNR Staff feels th~ intent of the requiremedt is being met. The preliminary plat submittal indicates that there is one existing building in the northern part of the plat and several in the southern portion of the plat near 166ta Avenue, It appears that only the existing home on 166th Avenue will remain after platting. All other outbuildings must be removed; City Code does not permit accessory buildings to be located on a parcel separate from the main dwelling. Landscaping/Tree Preservation Plan: The following comments are offered regarding proposed new landscaping for the plat: · The American Elm should be a variety that is resistant to Dutch Elm Disease. · Additional screening along Nowthen Blvd should be provided for Lots 1 & 12 Block 1. · Each lot should have two (2) trees !nstalled;.however, preservation of existing trees can be credited toward this requirement depending on size, species, and location. While a number of lots adjacent to the brook appear to have significant tree cover that may be credited to. ward planting requirements, a more detailed tree preservation plan is needed to make this determination. A generalized tree survey has been submitted documenting the number of trees and species on site. Further information, such as identifying specifically which trees will be preserved, thei~ sizes and locations, and where the tree save fencing will be installed, is still required. The conservation easement along the brook should be noted on the tree preservation plan as well. As many trees as possible along and within the vicinity of the brook should be preserved, including those outside the boundary of the conservation easement. During construction of individual homes, all efforts should be made to preserve individual trees wherever feasible. Tree save fencing is required around all trees or groups of trees to be preserved. The fencing shall include, at a minimum, the entire area beneath the tree canopy, which is known as the critical root zone. No construction activity whatsoever may occur within these areas. Moreover, no construction shall .begin until this fencing has been installed and approved by the City. 38