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• • #13-3595 15 February 2013 Page 5 of 6 Utility Locations and Availability The subject property is located within the Metropolitan Urban Service Area (MUSA); sewer service is available to these properties via the Hackberry system which discharges to the Long Lake system. Water service is available from the Long Lake system subject to Long Lake approval. Sewer and Water Fees will be due to Long Lake, subject to the provisions of the Glendale Cove Sewer and Water Agreement of January 2012, which defines the applicant's properties as Category 3 Properties (see Exhibit H). The developer will be responsible for installation of sewer and water laterals to serve the development. Per past City practice there will not be a connection charge to Orono for sewer or water, but Long Lake connection charges will apply. It is important to confirm whether there is an easement for the existing sewer in proposed Lots 1 and 2. If not, such an easement will become a plat requirement. Issues for Discussion Access & Layout Options: There are a number of potential options to accomplish a more functional cul- de-sac layout and road connection to the east. Staff has developed a series of sketches depicting options for consideration. Sketch 1 puts a slight curve in the entry from Willow, and then includes a future 50' angled corridor from the cul-de-sac to the NW corner of the property to the SE. This layout also reduces the length of the outlot driveway to Lot 3 to around 100 feet. A second option is shown in Sketch 2. This option avoids platting a permanent cul-de-sac and makes use of temporary cul-de-sac easements. This type of layout has been used on occasion in the past; the benefit is that if/when the road is extended to serve the next property, the temporary cul-de-sac can be physically removed and the underlying land can revert back to the appropriate owners via extinguishing the easement rather than vacating a platted road. This option also saves on future survey costs. Either of the options shown in Staff Sketches 1 and 2 have some impact on lot shapes and potential house locations. Also, both fix the future through road connection at the very NW corner of the adjacent property, which potentially would make for a less than optimum future connection point. Staff Sketch 3 suggests a rearrangement of lot lines so that 5 lots access via the cul-de-sac and 1 accesses directly from Willow Drive or from a future road that could be located along the north or south boundary of what is shown as lot 5. This has positive and negative aspects. It would potentially provide a better future road location for developing the property to the east. But the second road corridor takes up more real estate and, if located between lot 5 and lots 4/6, lots 4/6 become 'through' lots, a negative aspect. Wetland Delineation & Conservation Design: The applicant should conduct a wetland delineation as well as prepare a conservation design analysis so the site can be more comprehensively analyzed with the preliminary plat application. The wetlands or other natural features may affect lot layout. Miscellaneous: 1. In any of the proposals, the road corridors are directly across from existing homes which front on Willow, and the headlights from cars leaving the site could become an annoyance.