02-16-2016 Planning Commission Packet

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16-3807 February 11,2016 Page 9 established indicating the road potentialiy will be extended in the futwre. The preliminary plat will be farwazded to the Fire Chief for comment with regard to access for fire department vehicles. The proposed road is 30' in paved width (back-of-curb to back-of-curb} located within a 50' platted corridor, meeting the City's standard for a private road system; however, for a public road, the minimum paved width required is 32' [Code Sectian 82-281{d)(2}]. The road width should be eapanded to 32'. The City's standard for maximum length of a cul-de-sac road is 1000 feet. The establishment of two road entrances off Old Crystal Bay Road avoids excessive cul-de-sac length for this development; each is approximately 60Q feet in length.. Once the Dumas properiy develops, extension of the roads would be expected to include an added access onto Wayzaxa. Boulevard from the Dumas site, potentia.11y eliminating any future concerns regarding extending cu.l-de-sac lengths. T1ne lot layout avoids the use of shared dtiveways, which have been a poitnt of contention with the Stonebay project in a similar density development. The establishment of individual driveways for the proposed development is seen as a positive measure. The developer will pay all costs of road construction and installation. Road Improvements and/or Easements Needed The City Engineer hss indicated at this time there is no need £or additional right of way on Old Cxystal Bay Road. '_`To tum lanes are proposed. With the internal road system being publicly owned and maintained,no road easements are necessary. Standard perimeter drainage and utility easements around all property boundaries as well as conservation and flowage easements over the delineated wetlands will be required. A number of drainage easements are shown on the plat drawings as necessaay to direct stormwater runoi� Parks,Trails, Sidewalks The CMP does not indicate any future trails aloag Wayzata Boulevard, and a City trail alre�dy exists along the east side of OId Crystal Bay R,oad. The proposed plat includ.es a sidewalk along the west side of the intemal horseshoe road, then continuing along the northeast cul-de-sa.c and conneeting to the signalized intersection of Wayzaza Bouievazd and QCS Road. For potential discussion is whether a segtnent of sidewalk should be extended to the east along the southerly access road, to allow for more direct access to the trail on the east side of OCB Road. This would potentially require establishment of a crosswalk acrass OCB Road (approximately S00 feet south of the Wayzata Blvd/OCB intersection and 300 feet north of the bridge). 10% Private Recreation Area Reqnirement RPUD standards require that 14% of the development site be pravided as a private recreation area. or open space to serve the residents of the development. The wetlands which encompass a significant portion of the development certainly act as open space, but they are not accessible for recreation piuposes because the wetlands are placec� within itidividuai lots rather than as a separate commons area. Worthy of discussion is whether there is a need for a private recreation area on the property, given the proximity to the Orono �chools campus.