03-09-1998 Council Packet - Laserfiche WebLink

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r File #2341 February 12, 1998 Page 3 Road Layout and Standards City Engineer has reviewed the road layout and his comments are attached as Exhibit J. The horizontal curve for the private road at 125' radius does not meet the City’s 275' standard for a 30 mph road, but would for a 20-25 mph posting. We normally don't post speed limits on private roads. Revising the road to meet the 275' radius will likely impact septic sites on one or more lots. The Engineer has also noted additional information which is required for submittal. Park/Trail Easements/Or Dedication Applicant has shown a 10' bike easement along Old Crystal Bay Road, based on the Park Commission recommendation. Because such easement is concurrent with the 10' drainage and utility easement along that east boundary, the easement has not been subtracted from the calculated lot areas. Staff does have a concern that actual construction of the trail might have significant impact on the future use of the alternate septic sites on Lots 2 and 7, with the toe of the alternate mound site of Lot 2 being only 10' from the trail easement, and that on Lot 7 being only 15' from the trail easement. Also, on Lot 2 the shoulder rises steeply above the road, above which the septic site is perched. Staff would not want to see a bike trail developed so close to a septic site, which would actually put that site out of conformity because a 20' setback to any hard surface is required from the down hill toe of the mound. For the reasons noted above, staff hesitates to recommend granting of 10' bike way easement in Lots 2 and 7 at this time, given that no definite trail construction plan has been developed by the City as of this date. While it might be appropriate and consistent with City's past practice to require this developer to construct a segment of trail along the road, note that the City also gained an easement from the French Creek Woods Plat to the east for trail use. If the intent of the City (and the County?) is to connect the Luce Line to Noerenberg Park, careful planning is need to ensure proper siting of the trail. Given that the existing house is intended to remain on Lot 1, only Lots 2 thru 7 are subject to the Park Dedication requirements. Per the City's current ordinance, the City Assessor will be asked to provide a pre-development fair market value for Lots 2-7, with an 8% park fee. The City Council w ill detemhne w hether the value of the easement and/or any trails constructed by applicant should be deducted from the park dedication fee. The City Council has indicated an intent to establish a cap on per-lot park dedication fees which may apply to this property.