07-20-2009 Planning Commission Packet

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T t 09-3416 9 July 2009 Page 3 of 5 in general, it appears that the lots are acceptable. . Road Layout and Standards There are a number of driveways serving the property. Currently, the applicant is proposing to use Outlot C '(of Babysbreath Heights) which serves as the access for 3905 Watertown to access the new Lot 2. At the time Babysbreath Heights was developed the Planning Commission and Council discussed the outlot and the future development of 3925 Watertown. The conclusion reached, as highlighted in the approval resolutions for Babysbreath Heights was that future�development of 3925 Watertown (a.k.a. Lot 1) may require a widened outlot and cul- de-sac. The existing greenhouse buildings and shed are between 1 foot and 18 feet from the edge of the existing outlot. Widening of this outlot to the private road standard width of 50 feet would cut through the existing shed and directly abut the existing greenhouse buildings. , Park/Trail Easement/Fees or Dedication Needed The Luce Line Trail crosses the southern portion of this development. The CMP indicates that no future trails are proposed along Watertown Road. Park dedication or fees are established by the City Council resolution. 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. For this property, based on the estimated market value, the Hennepin County Assessor has recommended that the maximum park fee be applied to the additional lot/dwelling unit. Road Improvements and/or Easements Needed � As discussed earlier, the applicant wishes to maintain the existing access to Lot 1 and access Lot 2 and 3905 Watertown via Outlot C. The City's previous approvals included discussions about requiring a widened outlot, creation of a private road with a cul-de-sac meeting City standards at the time of further development of 3925 Watertown. Addition�lly in order to consolidate access onto Watertown Road it was intended that 3925 Watertown abandon its existing access to Watertown Road and access the property via Outlot C. The City would require 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. Establishment of wetland buffers and buffer setbacks will be triggered for the lots containing wetlands. Stormwater and Drainage Improvements � The development is subject to the Stormwater and Drainage Trunk Fee of$2,660 per acre x (14 total acres) maximum of 7 acres = $18,620. Utility Locations and Availability The properties would be served by septic systems and private wells. All septic systems must be located 20' from all property boundaries, 20' from structures, and 75' from the delineated edge of wetlands. Private wells shall be setback 3' from structures and 50' from septic systems. The applicant has provided preliminary septic designs which have been preliminarily approved by the City. Wetlands on Site and/or Impacted According to Minnehaha Creek Watershed District (MCWD) maps there are two wetlands on the property; a Manage 2 wetland on Lot 1 and a Manage 1 wetland on Outlot A. The wetlands .