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r <br />Zoning File #2339 <br />February 13, 1998 <br />Page 5 <br />Obviously, creating a road to serve the public interest has a somewhat greater hardcover impact than <br />not providing such a road. In staffs opinion, the public benefits of a road outweigh the negative <br />impact of the excess hardcover. Whether the hardcover associated with the cul-de-sac is excessive <br />is an item for discussion. <br />Engineering Issues <br />Please review the City Engineer's comments, Exhibit G. His comments are summarized as follows: <br />1. <br />2. <br />The through street extension should be provided, including a 50’ right-of-way across the <br />southerly end of the property, <br />Utilities include existing sanitary sewer and private wells. Any other utility construction <br />plans should be submitted for review. <br />3. A grading and erosion control plan for the site is needed. <br />4. A water quality pond should be located on the site to provide for storm water treatment. No <br />grading or drainage plan has been submitted as of this writing. <br />5. Standard drainage and utility easements are required. <br />6. A financial guarantee will be required. <br />General Subdivision Comments <br />1. <br />2. <br />3. <br />Park dedication . This property does not abut any proposed City or County proposed trail <br />system. The Park Commission has recommended payment of a park dedication fee. <br />Access Location . Hennepin County Department of Public Works has been asked to review <br />this proposal. Preliminary discussions with Hennepin County staff indicate the <br />existing/proposed entrance location on Tonkawa is an acceptable location. <br />Floodplain . Applicant's surveyor has confirmed that the property is almost entirely above <br />floodplain elevation except for a portion of the ditch along Tonkawa Road. No filling of the <br />floodplain in conjunction with this project is anticipated. <br />Issues for Discussion and Recommendation <br />1. Should provisions be made for a future through road connection to Birch Lane?