04-18-2016 Planning Commission Packet

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16-3822 April 14,2016 Page 10 of 13 RPUD Landscaping Requirements The proposed landscaping plans (Sheets 14 & 15, and Perimeter Buffer Layout Sheets) have not been thoroughly evaluated by staff as to compliance with the very detailed RPUD landscaping requirements. This evaluation will proceed upon confirmation of a final site layout. Stormwater and Drainage Improvements & Fees Applicants have submitted grading and drainage plans and calculations, which the City's consulting engineers have determined generally meet the City's requirements. A majority of the runoff will be directed to a stormwater ponding area located west of the developing site in Outlot A which ultimately discharges to the wetland. The storm sewers and stormwater management facilities will be subject to standard drainage and utility easements. The property will be subject to the Stormwater and Drainage Trunk (SW&DT) Fee. Recent Council action to revise the Trunk Fee provisions would result in a fee (for development at greater than 4.0 units per acre) of$8,490 per acre per the 2016 Fee Schedule. Wetland acreage is not assessed; whether the area of landfill that is not being developed will be included in the acreage is a point for staff/council discussion. The "net potential developable area" exclusive of wetlands and Wayzata Blvd right-of-way is 15.06 acres, for an estimated SW&DT Fee of 15.6 acres x $8,490/acre= $132,444.00. Utility Locations/Availability/Assessments/Connection Fees Municipal sewer and water utilities are proposed to be extended westward from the intersection of Old Crystal Bay Road and Wayzata Boulevard to serve development at this site and properties further east. The property has not been previously assessed for sewer and water, Sewer and water connection charges ("local SAC and WAC") have been preliminarily determined based on the estimated costs of construction of the extensions and apportioned between the three properties expected for future development (see Exhibit Q). Preliminary connection charges for the applicants' site are estimated at $27,500 for water connection plus proportionate cost (32%) of the extension along Wayzata Boulevard. Sewer connection charges are anticipated to be just the proportionate costs (32%) of the sewer extension and lift station. These costs have yet to be finalized. The applicants have been advised that an escrow of$47,369 is required before the city will authorize its consulting engineers to begin design work on the sewer and water extensions. Applicants have chosen to delay submittal of this escrow until after they gain preliminary plat approval. City Engineer Comments Comments by the City's consulting engineer regarding all aspects of the development plans are included as Exhibit E. Style and Appearance of Proposed Homes; Building Height Flexibility The applicants have provided conceptual depictions of elevation views and floor plans for the proposed homes. Planning Commission should review these (Exhibit K) and determine whether there are any concerns. Applicants have indicated that due to topographic constraints, the 2-1/2 story limitation will be a potential issue since certain homes may have basements that by definition become stories. The applicants should be asked to discuss this in greater detail. Approval of flexibility for building height may be appropriate.