Agenda - Planning Commission - 08/08/2005

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Brookfield Addition Preliminary Plat Review ,Inly 29, 2O05 Finally, due to the presence of oak trees on and adjacent to the development area, a plan must be submitted outlining the actions that will be taken to protect those trees from oak wilt. Any clearing involving oak trees cannot occur between April 15 and.July 15 to help protect against oak wilt. Density Transition: Currently, City Code requires density transitioning between the proposed single-l'hmily urban lots and the surrounding single-family rural lots. City. Code establishes several options to achieve the transitioning through landscaping, existing topograph!cal features, or matching densities on common boundaries. It is City Staff's opinion that the existing wetland and conservation easement along the north boundary and the existing wetlands along the southern part of Block 11 of the plat serve as an adequate transition between the urban lots and the rural sized.lots to the north and south. Yet, the following areas must still provide for density transitioning: " Lots 1 & 8 Block4 Lots 1, 6-9, & 12, Block 5 Outlots adjacent to Lots I & 23 Block 6 Lots 1 & 3 Block 9 Lots 17-20 & 24 Block 10 Existing tree cover may satisfy these requirements for certain lots but a more detailed tree preservation plan is needed to determine whether the existing vegetation is sufficient. Also, some berming and shrub plantings are included; but,'a mixture of deciduous and coniferous overstory trees, as well as ornamental trees, need to be incorporated into the plan to provide varying layers of buffering. Wetlands: A substantial portion of the property is wetland, which has been delineated and encumbered with drainage and utility easements on the preliminary plat. The City is in the process of considering a wetland buffer ordinance. While this ordinance is not yet in effect, Staff is requesting that you consider implementing .a wetland buffer along the wetlands £n the southern portion of the plat. Staff is of the opinion that the combination of conservation easement and trail in the northern portion of the plat will sufficiently buffer Trott Brook. Environmental Review: Because more than 80 acres of agricultural, native prairiel forest, or naturally vegetated land is being converted to residential use, an Environmental Assessment Worksheet (EAW) is required for this development. The EAW will be reviewed by the City Council on August 9, 2005. Streets and Access: The proposal includes several public roads that provide access to the plat: o CSAH 5 (Nowthen Blvd) from PROF J and PROF H 168th Avenue from PROF E Garnet St. from PROF f ,, 166tn Avenue via Marble St. (platted only) from PROF A. a9