10-15-2012 Planning Commission Packet

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#12-3579 9 October 2012 " Page 4 of 5 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. Tree conservation easements should be provided to protect the trees as indicated in the Conservation Design Report. � Park/Trail Easement/Fees or Dedication Needed A trail currently exists on the south side of CSAH 6. The planning commission recommended the developer dedicate a trail easement in the subject property along the north side of CSAH 6 as part of this plat. The Park Fee is determined as 8% of the fair market value of the land being subdivided, or a maximum of$5,550 per residential dwelling unit. For this property, staff has determined that as there will be three new dwelling sites,the Park Fee will be$16,650. Stormwater and Drainage Improvements The development is subject to the Stormwater and Drainage Trunk Fee of$3,360 per acre x 12.08 total acres(adjusted according to the 2012 Fee Schedule 2-acre maximum fee stipulation) _$40,588.80. �Y:;� 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. Septic system designs have been submitted to the City and have been approved by Willie Gibbs,Septic Manager. Issues for Discussion Conservation Desi�n: The developer has prepared a Conservation Design Report which identifies areas where trees and positive views should be preserved; the plan also outlined invasive, non-native species to be removed. The report indicates the developer should either 1.) Preserve the existing pine stand along the old wheel strip driveway; or 2.) Remove the trees and re-establish the area with turf grass. Staff would suggest an option 3.) A modified option #1 for less site disturbance: staff suggests the developer preserve the existing pine frees; leave most of the wheel strip driveway as-is but to remove the driveway curb cut at CSAH 6 and restore the ditch area; some trees or shrubs may be necessary in the driveway opening. This option would make the wheel strip driveway "invisible" from CSAH 6 and preserve the stand of pines. The developer could do a similar treatment to the north end of the driveway where Lots 3 and 4 meet. Has the planning commission identified other areas which should be reviewed, protected or preserved as part of the plat? Existin� Buildin�s: The developer is proposing to remove the existing barn. For the time being the existing home on proposed Lot 3 will remain. The developer should clarify the status of the existing bridge. � Access: The applicant is proposing to create an Outlot in a new location for the new private road. Creating the private road to City standards may impact the adjacent wetlands. The City would expect that the existing curb cut for the current driveway at CSAH 6 be eliminated and the access to the driveway, as it cuts through Lots 3 and 4, be removed. The additional hardcover may trigger the need