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#13-3591 11 February 2013 Page 6 of 7 signage should be purchased by the developer for installation along buffer areas and where the buffer intersects lot lines. Road Improvements and/or Easements Needed The City requires standard perimeter, drainage and utility easements around all property boundaries in the plat as well as Conservation and Flowage Easements over the delineated wetlands and wetland buffers. Conservation easements should be provided to protect the views and trees as indicated in the KES Conservation Design Report. Stormwater and Drainage Improvements The development is subject to the Stormwater and Drainage Trunk Fee of $3,840 per acre x 13.72 total acres= $52,684.80. (Because none of the proposed lots exceed 4.0 gross acres, the 2013 Fee Schedule 2-acre maximum fee stipulation does not apply.) Park/Trail Easement/Fees or Dedication Needed The 2008-2030 CMP Comprehensive Trail System Map (Exhibit BB) indicates that a future trail is planned on Bayside Road (CSAH 84). The Planning Commission should discuss the merits of an easement for trail purposes adjacent to Bayside Road over the SO-foot road corridor outlet. The Park Fee is determined as 8% of the fair market value of the land being subdivided, or a maximum of $5,550 per residential dwelling unit. The Hennepin County Assessor has indicated that 8% of the raw land value will exceed the maximum fee. Once the land is reassessed following development the value will increase again. Therefore, for this property, staff has determined that as there will be five new dwelling sites, the Park Fee will be $27,750. Utility Locations and Availability The subject property is not located within the Metropolitan Urban Service Area (MUSA); sewer service is not available to these properties. The properties are proposed to be served by septic systems and private wells. All septic systems must be located 20' from all property boundaries, 20' from structures, hardcover and the delineated edge of wetlands. Private wells shall be setback 3' from structures and SO' from septic systems. Septic system designs have been submitted to the City and have been approved by Willie Gibbs, Septic Manager. Issues for Discussion Conservation Design: The developer has prepared a Conservation Design Report which identifies areas where trees and positive views should be preserved; the plan also outlined invasive, non -native species to be removed. The report indicates the individual land owners should be responsible for invasive species removal upon construction of a new home. Staff would recommend the responsibility of the initial removal be placed on the developer; the homeowners association should be responsible for ongoing maintenance. The planning commission should direct the applicant in this regard. Additionally, the planning commission should identify other areas which should be reviewed , protected or preserved as part of the plat if appropriate. Access: The applicant is proposing to create an Outlot connecting to an existing outlot corridor for the new private road. The applicant has indicated that creating the private road to City standards may impact their lot layout and ultimately may not be feasible considering the existing connecting outlot configuration. Staff has requested a revised road layout which better meets the City's standards; at the drafting of this report the revised plan has not been submitted or reviewed by staff.