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#13-3637 December 5,2013 Page 4 Summary of Additional Subdivision Elements The following topics were addressed in the November Planning Commission memo, and are summarized here: Hardcover - Under the RPUD zoning the property is assigned to Hardcover Protection Tier 4, which allows up to 50% hardcover of the gross lot area. None of the proposed lots will be anywhere near that limit. Easements - Standard perimeter draina�e and utility easements around all individual property boundaries in the plat will be required. The Conservation Design Report recommends preservation of the northeast tree stand which would be subject to a conservation easement. The wetland and creek-associated wetland will be subject to the standard wetland easement. The existing Hackberry sewer line across Lot 1 and 2, Block 1 will be subject to dedication of a sewer easement. Park/Trail Easement/Fees or Dedication Needed. The 2008-2030 CMP Comprehensive Trail System Map (PC Exhibit O) indicates that a future trail is planned to extend down Willow Drive from Highway 12 to Hackberry Park. The plan terminates this trail at Hackberry Park and ends just short of the subject property. However, it picks up again further south at the Luce Line with a future connecting segment to Brown Road and the Dakota Trail. A 10' trail easement was dedicated along the west boundary of Glendale Cove, to allow for future extension of the City's public trail system along Willow Drive. The developer was not required to construct this trail extension. Staff recommends that a 10' trail easement be required along the west side of Oliver Hill for a possible future trail. The Park Fee is determined as 8% of the fair market value of the land being subdivided, with a minimum of$3250 per dwelling unit or a maximum of$5,550 per residential dwelling unit. The Hennepin County Assessor will be asked to review the land value once a final preliminary plat layout has been settled on. As there will be six new dwelling sites as currently proposed (the existing house at 2350 Watertown yields a 1-lot park fee credit), the Park Fee will be between $19,500 and $33,300. Stormwater and Draina�e Improvements. The developer is providing stormwater management facilities on the site consisting of a number of rain garden basins. The City Engineer notes that the drainage calculations meet City requirements such that proposed runoff rates will be less than existing runoff rates, but any plan changes will potentially require plan revisions. A final Stormwater Management Plan will have to be submitted with the Final Construction Plans. Additionally, the development is subject to the Stormwater and Drainage Trunk Fee, which should be based on an equivalence to the standard fee for the 1/2-acre zoning district given the lot sizes proposed. That fee is $5,765 per gross acre, and at 4.92 gross acres (net of Willow Drive r-o-w) amounts to $28,364.00. Utilities. The subject property is located within the Metropolitan Urban Service Area (MUSA); sewer service is available to these properties via the Hackberry system which discharges to the Long Lake system. Water service is potentially available from the Long Lake system, subject to