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17-3948 July 17, 2017 Page 5 of 7 to the trails constructed in Phase I. The construction of the portions of said public trail adjacent to Highway 12 within Outlots A and D may be deferred until a determination is made whether the Highway 12 boulevard area will be converted from a rural section to an urban section and/or until Outlots A or D are developed for commercial uses. The trails along Highway 12 may be located within the Highway 12 right-of-way if a 20' separation is maintained from the traveled roadway of Highway 12, and if MnDOT approval is obtained. Portions of the trail may be located within the right of way of Kelley Parkway north of the stormwater pond. The trail shall provide a continuous connection along Highway 12 from the east boundary of the property to the west boundary; connection across the stormwater pond area may be along Highway 12 or may jog up to and back down from Kelley Parkway along the stormwater pond perimeter. The development of the Hennepin County 112 turnback plans continues and may include a trail within the right of way. It is recommended that a condition be added that a trail or trail connections be added, depending on final resolution of the County'splans. i) The City shall be responsible for maintenance of the public trails upon their completion and acceptance. Public easements including a suitable shoulder width shall be granted over all the public trails not located in dedicated right-of-way. Pending a final layout of 112/ Wayzata Blvd by the county, applicants should expect that a trail will be required, with a possible connecting link to Kelley Parkway along the west edge of the stormwater pond. In the past, trails have been used to satisfy, in part, the park dedication requirements. An existing sidewalk within the right-of-way of Kelley Parkway extends along the entire frontage of the site, constructed with the original Stonebay improvements. RPUD standards indicate the requirement for 10% of the site being dedicated to recreational purposes. The proposed pond pavilion and perimeter bike pathway would potentially satisfy that requirement. Development of the property is also subject to a Park Dedication Fee per the provisions of the PUD No. 4 Agreement (see Development Fees Summary below). Site Grading, Stormwater and Drainage Improvements The long stormwater pond was originally sized to accommodate all elements of Stonebay, so that individual ponding will not be required on this site. Because the site is so flat, the assumption is that in order to make drainage function adequately and allow for underground parking, the site will require some amount of fill, likely raising the main floor above the level of Kelley Parkway. A 30" stormwater pipe is believed to be located along the southerly boundary of the property, approximately 20 feet inside the lot line, transporting runoff to the stormwater pond from the two adjacent commercial properties to the west. An internal storm sewer system is likely to be constructed on the site which will also discharge to the pond. The property is not within the Stormwater Overlay District, but if developed as RPUD is subject to a maximum hardcover per lot of 50%. The site plan indicates impervious coverage of 63% which will have to be reduced to meet the hardcover limit, or a waiver granted. Stormwater management will be subject to City and MCWD review and approval. The property will be subject to the Stormwater and Drainage Trunk Fee as noted above. Utility Locations/Availability Municipal sewer and water utilities are available in Kelley Parkway to serve the property. A City water main line exists within the property, extending through the SE corner. A portion of the pipe appears to extend beyond the easement, additional easements will be necessary. The property has not been previously assessed for sewer and water. Connection charges as noted above will be due at the time of final plat approval.