Consider Tree Preservation and Landscape Plan Aspects of Preliminary Plat Application for Brookfield 8th Addition

The City has received an Application for consideration for Brookfield 8th Addition.  The request includes consideration of multiple variances (cul-de-sac length, reduced front yard setback, lot depth standard), Comprehensive Plan and Zoning Amendments (two lots), and Preliminary Plat.  The submittal includes a Tree Inventory and Protection Plan as well as a Landscaping Plan, which are being brought forward for review and consideration of the EPB.

The Tree Inventory and Protection Plan indicates that the site will retain in excess of forty percent (40%) of the significant tree Diameter at Breast Height (DBH) inches, which complies with the Tree Preservation Standards.  According to the City's Natural Resources Inventory (NRI), there are some moderate quality natural areas along Trott Brook, including both wetlands and woodlands.  While there will be some impact to the woodlands (tree clearing and grading), there is an existing Conservation and Trail Easement, in favor of the City and recorded against the property, that will protect a portion of the predominantly oak woodlands.  This easement also helps retain a valuable wildlife corridor along the brook as well.

Staff has requested some additional notes be added to both the Tree Preservation Plan as well as the Grading, Drainage and Erosion Control Plan to specify that any clearing activity shall occur prior to April 15 or after July 15 to minimize the potential introduction of oak wilt and that a plan be prepared outlining precautionary steps to be taken on site to prevent the introduction of oak wilt.

The Landscape Plan is acceptable.  In the Review Letter, Staff has noted that the City wants to see at least one (1) of the two (2) required front yard trees to be located in the boulevard area.  The purpose of this is to create a street tree presence which not only enhances the aesthectics of a neighborhood, but also adds value as the trees mature.

There is floodplain across portions of the property.  While it appears that grading activities and house pads will be outside of areas designated as floodway, an Elevation Certificate will be required for certain lots to ensure that the lowest flood is at or above the Regulatory Flood Protection Elevation (RFPE), which is the Base Flood Elevation (BFE) plus one (1) foot of freeboard (a State of Minnesota requirement).  This will be applicable to Lots 1-5, Block 1 and Lots 7-12, Block 2. 

Four (4) of the proposed lots do not meet the City's new lot depth standard, which requires a depth of 100 feet for a width of sixty (60) feet that is not encumbered with wetlands, the wetland setback, or floodway.  Lots 1, 3 and 4, Block 1 and Lot 16, Block 2 are deficient of this requirement.  Lot 16, Block 2 and Lot 1, Block 1, however, are both fairly wide and appear to have sufficient space to meet the intent of this requirement (meaning, with the appropriate home style, these lots would appear capable of accommodating common homeowner improvements such as a deck and/or accessory buildings).  Whereas, Lots 3 and 4, Block 1 have a more traditional width of approximately eighty (80) feet and therefore do not have the same capacity to accommodate these types of improvements.  These types of lots were really the impetus for the development of a lot depth standard.  Thus, Staff would be supportive of the variance for L16, B2 and L1, B1 but would recommend that L3 be combined with L2 and L4 be combined with L5.

Finally, the proposed cul-de-sac has a length of 1200 feet, which is twice the length permitted by City Code.  However, to extend the road to the south so that it connects with 166th Ave would result in fairly significant wetland impacts.  Based on the proposed number of lots (26), it doesn't seem that this connection is necessary at this time.  Note though that this proposal does reserve a sixty (60) foot wide corridor (to be dedicated as right of way) that connects to existing right of way so that should this connection ever been deemed necessary, it could be done.

Staff finds the Tree Inventory and Protection Plan and the Landscape Plan to be generally acceptable with revisions outlined in the Staff Review Letter. 

Staff is seeking recommendations from the Board on these plans as well as the request for a variance to the lot depth requirement.

The Applicant is responsible for all costs associated with this request.

Motion to recommend approval of the Tree Inventory and Protection Plan and the Landscape Plan;

-and-

Motion to recommend approval/denial of the request for a variance to the lot depth standard.