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<br />Page 7 of 20 <br /> <br />17. Hardcover. By virtue of the RPUD zoning, per 78-1701(4)(a) the property is <br />assigned to Hardcover Protection Tier 4, which allows up to 50% hardcover of the <br />gross lot area. Only the smallest of the proposed lots would appear to approach <br />that limit. The average hardcover estimated by the applicant is based on a 1,660 <br />s.f. house footprint and 700 s.f. driveway, resulting in a 35% hardcover average. <br />With approximately only 20% of the lots being less than 5,000 s.f., the average <br />overall hardcover maximum of 50% should be achieveable. <br />18. Streets. All 27 lots will be served by a new internal private road system to be platted <br />as outlots and be constructed by the developer to City standards, with the east-west <br />segment having a minimum paved road width of 28 feet (back of curb to back of <br />curb). The north-south segment shall be paved ata aminimum width of 32 feet <br />(back of curb to back of curb) and established to public street standards, in <br />anticipation of possible future multi-family development within the landfill area.. <br />All 27 lots will have driveways accessing the new internal road system, and none <br />shall have direct driveway access to Wayzata Boulevard. The easterly end of the <br />development shall end in a “T” backup configuration subject to Fire Department <br />dimension approval. The developer is advised to create a surmountable access for <br />emergency vehicle use only from the T to Wayzata Boulevard. <br /> <br />19. Access to Wayzata Boulevard. Hennepin County has indicated preliminary <br />approval for one access point to Wayzata Boulevard at the westerly end of the site. <br />The preliminary indications are that no additional right-of-way for Wayzata <br />Boulevard will be required, although turn lanes will be required. , with a “T” <br />configuration rather than a cul-de-sac that no additional right-of-way for Wayzata <br />Boulevard is required. With the internal road system being privately owned and <br />maintained, the standard City underlying road easements and maintenance <br />covenants will be required. <br /> <br />20. Easements Required. Standard perimeter drainage and utility easements around <br />all property boundaries as well as conservation and flowage easements over the <br />delineated wetlands will be required. Drainage easements will also be required <br />overa all stormwater management facilities. <br /> <br />21. Future Road Extensions. The westerly terminus of the north-south road ending at <br />a parking area with back-up apron has the potential to be extended to serve future <br />development. To avoid future neighborhood confusion, barriers and signage shall