Consider Natural Resources Related Plan Elements for Trott Brook Crossing Preliminary Plat (Project No. 21-130); Case of TEG Land Holdings, LLC

The City has received an application from TEG Land Holdings LLC (the "Applicant") for a Preliminary Plat of 270 single family residential homes on the properties generally located west of Nowthen Boulevard, east of Variolite Street, north of Trott Brook and south of 173rd Avenue (the "Subject Property").

Project Summary
The Subject Property, which is approximately 200 acres in size, is zoned R-1 Residential (MUSA) - 80, with a small portion zoned R-1 Residential (Rural Developing).  The bulk of the Subject Property is guided as Low Density Residential in the 2040 Comprehensive Plan.  The portion that is zoned R-1 Residential (Rural Developing) is also guided as Rural Developing in the 2040 Comprehensive Plan.  Thus, the application does include a requested Zoning Amendment and Comprehensive Plan Amendment to rezone and re-guide that portion of the Subject Property to match the remainder of the site.  This would accommodate seven (7) total lots, as much of this area would be platted as an outlot due to Trott Brook and associated wetland and floodplain.  The project does include a proposed park area of approximately thirteen (13) acres.

Natural Resources Inventory
The majority of the Subject Property has been actively farmed over the years.  The Minnesota Land Cover Classification System (MLCCS) classifies the bulk of the Subject Property as 'Planted or Cultivated Vegetation' (this includes the planted woodland area), with pockets of 'Wetland Shrubland', 'Wetland Forest' and 'Woodland'.  The City's Natural Resources Inventory (NRI) identifies several Altered/Non-Native Plant Communities across the Subject Property, mostly around the large wetland complex in the north and lining the planted woodland area.

Wetlands and Floodplain
There is a large wetland complex in the north of the Subject Property and the area adjacent to Trott Brook is also wetland.  A sixteen and a half foot (16.5') setback will be required adjacent to all delineated wetlands (and is shown on the plan set).  There is also floodplain encumbering the land adjacent to Trott Brook.  The Preliminary Plat is designed to include outlots (unbuildable parcels) adjacent to Trott Brook, which actually keeps the wetland areas, and the wetland setback area, out of the proposed residential lots.  This design also helps limit the amount of floodplain area that encumbers the lots.  While some lots will have floodplain in the rear areas, an Elevation Certificate will be required to verify that the lowest floor is at or above the Regulatory Flood Protection Elevation (this document will be beneficial for a home owner if their lender says that they need flood insurance).

Density Transitioning
Density Transitioning is required in the northwest portion of the Subject Property, where it abuts an existing single family residential lot zoned R-1 Residential (Rural Developing).  City Code requires either a forty-five (45) foot wide corridor, held in common ownership, with eight (8) overstory trees, eight (8) evergreen trees, and eight (8) understory trees per 100 feet of impacted property or a thirty-five (35) foot wide corridor, held in common ownership, with a berm and four (4) overstory trees, four (4) evergreen trees, and four (4) ornamental trees per 100 feet of impacted property. 

As proposed, there are nine (9) lots (Lots 7-15, Block 1) that require density transitioning.  These lots are designed with thirty-five (35) feet of 'extra' depth.  However, it does not appear that there is any proposed berming.  Thus, density transitioning corridor should be at least forty-five (45) feet wide.  Either additional depth needs to be provided or berming must be included in the grading plan.

Across the nine (9) lots, there is only a single row of trees, consisting of White Pine, Canadian Hemlock, and Ponderosa Pine.  There are no overstory trees nor any ornamental trees and the overall proposed number of plantings (40) is well short of what is required (if a berm is incorporated, would require 96 trees, without a berm, 192 trees).  Modifications are required to comply with the City's density transitioning requirements.

Tree Preservation
A Tree Inventory and Preservation Plan was included with the submittal.  There was a full inventory of all naturally occurring woodlands on site and a Fixed Radius Plot sampling technique was utilized for the planted woodlands (tree farm).  Trees within the planted woodland area are being actively harvested as part of the tree farm operation (it was understood that these trees, which were planted with the express intention of being cut/harvested, would continue to be managed and harvested as a crop).  It is anticipated that some of the existing planted woodland trees will be preserved on site, which are not reflected in the preservation calculation. 

Landscape Plan
Based on the zoning district, each lot is to receive two (2) front yard trees (this would be in addition to any trees proposed/required for density transitioning).  Many of the lots have two (2) trees, but in most cases, one of the trees is located in the rear yard.  Modifications are required to ensure each lot receives two (2) front yard trees (at least one can/should be installed in the boulevard) and to confirm that the plantings will meet the minimum size requirements per City Code.  Furthermore, as noted previously, additional plantings are required in the rear of lots 7-15 to satisfy density transitioning requirements.




 

All costs associated with this request are the Applicant's responsibility.

Motion to recommend approval of the natural resources elements of the project contingent upon compliance with staff review comments in ProjectDox and with City Council consideration of density transitioning.