Consider Natural Resources Elements for Estates of Silver Oaks 2nd Addition Preliminary Plat

The City has received an application for Preliminary Plat for a proposed eight (8) lot subdivision to be known as Estates of Silver Oaks 2nd Addition. The site is located east of TH 47 and north of 162nd Lane.  The site is currently zoned R-1 Residential (Rural Developing) and thus, as proposed, a Zoning Amendment and Comprehensive Plan amendment would also be needed.  The EPB reviewed certain aspects of this request at their May meeting.

The property is approximately six (6) acres in size, with a majority of that area dominated by moderate quality oak forest per the City’s Natural Resources Inventory (NRI).  Based on the submitted Tree Plan, approximately half of this wooded area will be retained, although many of the preserved trees are actually ash, boxelder, American elm and Siberian elm.  Unfortunately, based on the existing access (Lithium Street), there are not really any viable options to preserve a greater number of the more desirable red and bur oaks on the property.  Ideally, the City would work with the Developer to design around these higher valued trees; however, based on the limited size of the property and the location of the primary access to the new lots (Lithium Street), there are not really any viable conservation design options available.  But, as proposed, the project does comply with the Tree Preservation standards.

The proposed development includes a need for a Comprehensive Plan Amendment and a Zoning Amendment to re-guide the property to Low Density Residential and to rezone the property to R-1 Residential (MUSA) to connect to municipal sanitary sewer and water.  However, since the property abuts land zoned R-1 Residential (Rural Developing), it triggers the need for density transitioning.  Lot 5, Block 2, based on its size, meets the 'matching of densities' option outlined in City Code Section 117-110.  Also, it does not appear that transitioning would be necessary along the northern boundaries of Lot 4, Block 2 and Lot 3, Block 1, due to the fact that this is an undeveloped, heavily wooded parcel.  But, the eastern boundary of Lots 1-3, Block 1 are subject to the transitioning requirements.

As noted in the Staff Review Letter, an additional twenty-four (24) overstory, twenty-four (24) evergreen, and twenty-four (24) understory trees shall be installed along this eastern boundary (eight [8] each type per 100 feet of impacted property).  These plantings need to either be encumbered with a Landscape Easement or planted on land in common ownership (which would likely result in these lots being deficient in lot size) to ensure they are not removed by a future homeowner.  The Developer could propose an alternative method to address the density transitioning requirements but landscaping is the most common method utilized.

The revised plans addressed many of Staff's original corrections outlined in the Staff Review Letter.  Several new comments were added based on the updated information in the plan set.  Overall, the plans are generally acceptable with the revisions outlined in the updated Staff Review Letter with the exception of Density Transitioning as discussed above (also addressed in the Staff Review Letter).

All costs associated with this request are the responsibility of the Applicant.

Motion to recommend approval of the Tree Plan and Landscape Plan contingent upon compliance with the Staff Review Letter.