04-16-2012 Planning Commission Packet

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� 7. 11-3534 � 15 November 2011 Page 3 of 5 and two conforming septic sites have been proposed. All required RR-16 setbacks can reasonably be met when this lot is redeveloped with a new home. Road Layout and Standards The applicant is proposing to create Outlot A over the existing driveway access as shown via Willow Drive South through a 50-foot corridor with a 100 foot cul-de-sac as required by the Subdivision Ordinance and the CMP for a local private road. The standard paved width for this road would be 24 feet with a 50 foot diameter cul-de-sac. Street design information is required at the time of preliminary plat for the City Engineer's review. Park/Trail Easement/Fees or Dedication Needed Orono's Comprehensive Plan indicates that a future trail is proposed along Willow Drive South; providing a connection from the Luce Line to the Dakota Rail.The City has not determined on which side of the road the trail might be developed. However, Planning Staff recommends that, if possible considering the wetland along Willow, the dedication of a trail easement be required as part of this application. The Park Fee is determined as 8% of the fair market value of the land being subdivided, or a maxim'tam of$5,550 per residential dwelling unit. For this property, staff has determined that as there will be two new dwelling sites,the Park Fee will be$11,100. Road Improvements and/or Easements Needed The City requires 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$3,330 per acre x 9.71 total acres(3.04+4.0+2.67)_$32,334. Utility Locations and Availability The subject property is not located within the Metropolitan Urban Service Area (MUSA);sewer service is not available to these properties. The properties are proposed to be served by septic systems and private wells. All septic systems must be located 20' from all property boundaries, 20'from structures, hardcover and the delineated edge of wetlands. Private wells shall be setback 3'from structures and 50' from septic systems. Wetlands on Site and/or Impacted According to the submitted survey there are three wetlands on the property: one on the northwestern edge of Lot 1 is classified as a Manage 3 wetland; one located entirely along Willow Drive is shown on the City's wetland map as Manage 2; and a larger wetland along the eastern portion of the property is shown as a Preserve wetland.The wetlands were delineated this year and were submitted to the MCWD for their review and approval. The City will require a Flowage and Conservation Easement over all wetlands and buffers designated on the site.