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Proposed Lot 3: Proposed Lot 4 Proposed Lot 5 #13-3591 11 February 2013 Page 4 of 7 easements are proposed on the eastern half of the property as well as a portion across the southern lot line of the property to protect and preserve the existing tree stand. All required RR-18 setbacks can reasonably be met when this lot is developed with a new home. The septic treatment sites are located out of the tree preservation area. Lot 3 is proposed to have 110± feet in width at the cul-de-sac, and ±220 feet in width at the principal building setback, contains 2.63± dry acres in area. It appears all required RR-18 setbacks can reasonably be met when this lot is developed with a new home. Tree preservation easements are shown along the southern and western property boundaries. Lot 4 is proposed to primarily front along the private road with a small portion accessing off the cul-de-sac. It is proposed to have 2.038± dry acres; it will have 298± feet of frontage on the new private road. The storm water pond makes up approximately 0.15 acre of this lot. All required RR-18 setbacks can reasonably be met when this lot is redeveloped with a new home. This lot will also have a tree preservation easement along the western, rear lot line. Lot 5 is proposed to contain 2.12 dry, buildable acres and 1,958 square feet of storm water pond. A tree preservation easement is proposed over the western and northern portions of the property. Road Layout and Standards The applicant is proposing to plat Outlot A to create a private road with a cul-de-sac. An access permit is required from Hennepin County in order to relocate the access and create the private road. The Subdivision Ordinance and the CMP require a SO-foot corridor and a 100 foot cul-de -s ac for a local private road. Street design information was submitted with the application materials and has been reviewed by City Engineer. The proposed paved width of the private road is shown as 20 feet where the Code requires 24 feet for 3 to 6 homes. A variance from the minimum paved width requirement would be necessary. The cul-de-sac is proposed to be 120' feet in diameter with a 24-foot paved width; a 47 - foot landscaped center is proposed. Due to the location of the existing outlots connecting Outlot C to Bayside Road, the applicant's road design is proposed with a 100 foot curve radius which exceeds the City's minimum curve radius of 275 feet. The grade of the road in this area is approximately a ±13% slope; the recommended grade should not to exceed 12% [City Code 82-281 (e)]. The angle of the access and the steepness of this part of the property create an unfavorable and potentially unsafe situation for the roadway. The applicant has provided an exhibit to illustrate how the City's curve requirements impact the site layout. The Planning Commission should consider driving on Cristofori Circle before Tuesday's meeting; Cristofori Circle has a radius that is approximately 125 feet and the slope is around 10%. Keeping in mind, Cristofori Circle is not as extreme as what is being proposed but it has a similar slope and curve radius to get a real life feel for the road that is being proposed. Staff recommends the applicant redesign the road and lot lay out to better address the City Engineer's concerns regarding the road design. The applicant proposes to post the road "no parking" on the east side and install signage regarding the steep curve of the road. James Van Eyll our Fire Marshal has reviewed the plans had the following comment: According to Appendix D of the 2007 Minnesota State Fire Code, regarding Fire Apparatus