10-15-2012 Planning Commission Packet

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' , #12-3579 9 October 2012 � Page 3 of 5 principal building setback, contains 2.27± dry acres in area (excluding the proposed storm water pond), and contains a large portion of the Manage 1 wetland on the western portion of the property. All required RR-16 setbacks can reasonably be met when this lot is developed with a new home. Proposed Lot3: Lot 3 has 61± feet in width at the cul-de-sac, and ±140 feet in width at the principal building setback, contains 2.06± dry acres in area, and contains a drainage creek which runs down the eastern and southern portion of the , property. The existing home is situated on this property as well as a small bridge crossing the creek. The developer should identify whether the house is proposed to remain. It appears all required RR-1B setbacks can reasonably be met when this lot is developed with a new home. Proposed Lot 4 Lot 4 is also proposed as a corner lot with 2.02±dry acres; it will have 284 feet of frontage on CSAH 6 and over 250 feet on the new private road. The private road should be considered the front for setback purposes and there should be no access directly on to CSAH 6. All required RR-1B setbacks can reasonably be met when this lot is redeveloped'with a new home. Rural Oasis, Conservation Design &Woodland Impacts ' The property has a an area of existing woods along CSAH 6 and along and a pine stand along the eastern property line, one 5+ acre wetland and an open view-shed over the wetlands from CSAH 6. The Rural Oasis Study and Conservation Design Master Planning process has been formulated to help determine on a case-by-case basis what natural values should be preserved. This project triggers the need.for the developer to conduct and submit a conservation design plan. A Conservation Design Report has been submitted by the applicant which indicates trees along the creek, CSAH 6 and the north property line should be preserved. The applicant should provide conservation easements for perpetual protection of the trees for road noise sound buffering,screening and erosion protection purposes. Wetlands on Site and/or Impacted According to the submitted survey there is a 5+acre Manage 1 wetland on the property requiring a 35- foot native vegetated buffer and a 20-foot structural setback from the buffer. The wetland has been delineated and approved by the MCWD. Establishment of wetland buffers and buffer setbacks will be triggered for the lots containing wetlands. The City will require a Flowage and Conservation Easement over all wetlands and buffers designated on the site. Wetland buffer signage should be purchased by the developer for installation along buffer areas and where the buffer intersects lot lines. Road Layout and Standards The applicant is proposing to plat Outlot A to create a 50-foot private road corridor with a 100 foot cul- de-sac as required by the Subdivision Ordinance and the CMP for a local private road. The developer should submit.maintenance covenants for recording with the plat which address on-going maintenance �:t::;� and upkeep of the private road. The existing driveway access to CSAH 6 should be abandoned. The standard paved width for this road would be 24 feet with a 50 foot diameter cul-de-sac. Street design information was submitted with the application materials and has been approved by City Engineer. An access permit is required from Hennepin County in order to relocate the access and create the private road. Road Improvements and/or Easements Needed