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FILE #LA24-000059 <br />18 November 2024 <br />Page 6 of 7 <br /> <br /> <br />approximately 1/3 of a mile to the north of the property; the MN DNR’s Luce Line State trail is located about ½ <br />mile to the north. As there is no defined need for a land dedication for a park or trail in this location, it would <br />appear that the dedication of actual land for park purposes is not required. Absent the need for a land <br />dedication, a Park Dedication Fee would be appropriate according to the City Ordinance. <br /> <br />The development will be subject to the City’s 2025 Park Dedication Fee. This fee is determined by the fair <br />market value of the land being subdivided. The Hennepin County Assessor will be consulted to determine the <br />market value of the land to establish the amount of the fee. Currently, the project includes 3 separate <br />properties, two of which are currently buildable. The developer is proposing five building sites or 3 new lots. <br />The park fee for this development will be approximately $11,455.74*. <br /> <br />*The fee amounts will be confirmed at the time of Final Plat submittal. <br /> <br />Issues for Discussion <br />1. The City Engineer suggests the development road be platted as an extension of the public road versus a <br />private road (without clear demarcation). The Commission should discuss this recommendation with the <br />developer and make a recommendation regarding the status of the new development road(s). <br /> <br />2. The status of the proposed lake access outlot “Lot 6” is unclear. The Commission should ask the developer <br />to describe their intent for this lot, i.e. what is its intended purpose? The plans don’t specify it as an outlot <br />or clearly identify it as a buildable lot on the preliminary plat. It does not meet the lot standards. If the <br />intent is to create an outlot for shared lake accessit does not appear meet those standards either. The <br />wetland separates the lakeshore portion of this lot from the western half abutting the road eliminating <br />opportunities for creating a driveway. How will the lakeshore be accessed? Are there any planned <br />improvements? Lake access? What are the potential wetland impacts? <br /> <br />3. The developer’s plans show building pads. They should confirm if it is their intent to create building pads to <br />establish new “existing grades” for building height determination as part of the plat which can only be <br />accomplished through the subdivision grading or by approval of an interim use permit. If it is their intent, <br />the building pad grading will be included in the required development improvements covered by the <br />development security. <br /> <br />Building Height is defined as: “the vertical distance between the highest existing ground level or ten feet <br />above the lowest ground level, whichever is lower, and the top of the cornice of a flat roof, or the deck line <br />of a mansard roof, or the uppermost point on a round or other arch-type roof, or the median height of the <br />highest gable of a pitched or hipped roof. Topographic changes which elevate the adjoining ground level <br />above the existing terrain shall not be considered in determining building height.” <br /> <br />4. The preliminary plat calculates the wet versus dry areas of each lot but does not identify the contiguous dry <br />area required by the city code. Additionally, it is unclear if the steep slopes and bluffs have been accurately <br />identified on the plans and subsequently accounted for in the lot area calculations. The developer should <br />submit updated plans to reflect the calculations in the format required by the City Code. <br /> <br />5. Lot 5 does not meet the city standards for lot width or lot area. Lot 5 should be revised to meet the <br />minimum lot dimensional requirements. <br /> <br />6. Does the Commission find the proposed plan preserves the existing rural character in the area? <br /> <br />98