04-18-2016 Planning Commission Packet

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16-3822 April 14,2016 Page 9 of 13 With two access points proposed onto Wayzata Boulevard, the applicants are required to provide evidence that Hennepin County will allow two accesses for this development. While the second access is highly desirable from a circulation and emergency access standpoint, lack of a second access would require a loop or cul-de-sac be incorporated into the plan, and possibly an emergency-access-only or right-in/right-out configuration for the secondary access. The preliminary plat will be forwarded to the Fire Chief for comment with regard to access for fire department vehicles. The City's standard for maximum length of a cul-de-sac road is 1000 feet. If the County does not allow a second access, a cul-de-sac or loop will be required at the termination of the interior road. The road absent a future extension for a multi-family building would be less than 1000 feet in length. The lot layout avoids the use of shared driveways, which have been a point 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 There is no indication from the county at this time whether there is a need for additional right of way on Wayzata Boulevard or whether turn lanes will be required. With the internal road system being privately owned and maintained, maintenance covenants and underlying road easements to the City will be required. Standard perimeter drainage and utility easements around all property boundaries need to be reviewed, given the minimal side setbacks. Conservation and flowage easements over the delineated wetlands will be required. Drainage easements are likely to be necessary to direct stormwater runoff. Parks, Trails, Sidewalks The CMP does not indicate any future public trails along Wayzata Boulevard at this location. The property is southeast of Lurton Park, which is accessible to the property primarily by vehicle. Pedestrian access to Lurton Park is not being proposed by the City or Hennepin County at this time. 10% Private Recreation Area Requirement. RPUD standards require that 10% of the development site be provided as a private recreation area or open space to serve the residents of the development. The wetlands which surround a significant portion of the development act as open space, and the landfill area likewise has potential for many forms of recreation. The applicants are proposing a 5' woodchip walking trail around the perimeter of the landfill area, as well as a small private park and play area at the southwest corner of the developing area (see Exhibit L). These two amenities would appear to satisfy the private recreation area requirement. Park Dedication In addition to the creation of a private recreation area to serve the development residents, the City Code requires dedication of 8% of the land as public park, or payment of the equivalent value in cash. Assuming the City Council finds no need for a public park at this site, payment of the standard Park Dedication fee for 27 new building lots would be appropriate; the current fee ranges from a minimum of$3,250 and a maximum of$5,550 per lot, for a potential total fee of $87,750 to $149,850. The subdivision proposal is scheduled to be reviewed by the Park Commission at its May meeting.