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A. Lots 1, 2 and 3, Block 1, each back up to the Long lake boundary and would be served by a private cul- de-sac, although both Lots 2 and 3 are back lots, and under the 1-acre standard Lot 2 doesn't #2490 - V anEeckhout Sketch Plan May 12, 1999 Page 3 meet the 150% area requirement. Wetland appears to be a factor here which has led to the shortened cul- de-sac and two back lots being proposed. In general, there is a significant of disconnected dry buildable on this property which begs the use of aPRD, regardless whether it is platted under the 2-acre or 1-acre standards. Road Layout and Standards There are a number of problems with the proposed private road system: There is only a 40'corridor coming in off Brown Road where 50' would be required. Outlot A should be extended to serve at least Lot 2, Block 1 rather than stacking back lots on a narrow drivway outlot. Outlot B would probably work OK if Lots 3 and 4 weren't developed, but may neeclignificant: land alteration to result in the maximum 12% slope allowed. Outlot C in staffs opinion should be avoided as an access to Lots 3 and 4. Park/Trail Easements or Dedication Needed? The Park Commission will review this proposal if it goes forward as a preliminary plat. Neither the City's park plans nor County plans indicate a need for any acquisitions at this location. The apparent proposal to deed Outlot E, the wetlands, as Park area is not likely to be accepted since the subdivision code would require that a Drainage Easement or Flo wage and Conservation Easement be dedicated over the wetlands and creek as a condition of plat approval. The Park dedication ordinance requires that lands dedicated as park be suited for defined park purposes. This area does not appear to have such a purpose, and the City likely would require a park dedication fee rather than land dedication. However, there is a possibility that the proximity to the Luce Line Trail would suggest that some land adjacent to the trail may be suited for park use ... Road Improvements and/or Easements Needed A dedication of33' of right of way for Brown Road would be required. Comments from Hennepin County Public Works would be solicited if/when a preliminary plat application is made. Stormwater and Drainage Improvements