Laserfiche WebLink
• 16-3855 <br /> September 14,2016 <br /> Page 7 of 10 <br /> Conceptual house pads depicted range from 3600 s.f. to 4200 s.f. Of the 5 RPUD lots abutting <br /> Brown Road, 3 lots are depicted as having a side setback of 35' to Brown, the other two have a <br /> 40'+ rear setback to Brown Road. For comparison, all but two existing homes abutting Brown <br /> Road North from Wayzata Boulevard to County Road 6 are set back at least 50 feet from the <br /> Brown Road right-of-way. <br /> Site Grading <br /> At this sketch plan stage no grading plans have been submitted. <br /> Road Layout and Standards <br /> A question for discussion is whether the road system serving the proposed development should <br /> be public or private. The CMP Transportation Plan in Urban Transportation Policies states: <br /> 1. Local streets in the urban area will be owned and maintained by the City. Because the land <br /> use and street use density of the urban neighborhoods is relatively high, the City will provide <br /> public street access to all urban properties. City responsibility for proper maintenance levels will <br /> ensure passable, all-weather streets available at all times for emergency vehicles and for general <br /> public ingress and egress. <br /> Under the concept plan as proposed, a portion of the site would become urban in character, while <br /> a portion would remain rural. This begs the question as to whether the road system serving the <br /> entire development should be public or private - an issue for discussion. With the overall density <br /> of the proposed development, it would follow that the road system should be public. However, <br /> given that recent urban-density developments have been directed by the Council to be served by <br /> private roads (i.e. Oliver Hill, and pending Eisinger Meadows) the applicants are prepared for the <br /> road system to be private. As proposed, the road system will serve only this development and <br /> has no potential to be extended to serve other neighboring properties in the future. <br /> At this sketch plan stage, road designs have yet to be established. The City's minimum paved <br /> width standard for a private road system serving the number of dwellings proposed is 28'; for a <br /> public road, the minimum paved width would be 32'. <br /> The City's standard for maximum length of a cul-de-sac road is 1000 feet. This standard would <br /> be met as a result of the second access to Brown Road. The establishment of two road entrances <br /> and the road connection at the center of the site eliminates any cul-de-sac length concerns. <br /> However, the easterly cul-de-sac would have to be relocated to be at least 75' from the creek; as <br /> depicted, about half of the cul-de-sac would be less than 75' from the creek. <br /> In the current plan, curb and gutter would likely be required in order to manage stormwater for <br /> some portion of the internal road system. Street design and grading information is required at the <br /> time of preliminary plat for City Engineer and Fire Marshal review. <br /> Road Improvements and/or Easements Needed <br /> Due to the density proposed, staff would conclude and recommend that the roadway system be <br /> publicly owned and maintained. However, if the road is deemed to be private, the City will <br /> require a Road, Drainage and Utilities Easement over the private road, which should be platted <br /> as an outlot and designed and built to City private road standards. Standard perimeter drainage <br /> and utility easements around all property boundaries as well as conservation and flowage <br /> easements over the delineated wetlands will be required. At the time of preliminary plat review, <br /> the City Engineer will determine whether any improvements to Brown Road, such as turn lanes, <br /> might be necessary, <br />