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13-3637 November 14,2013 Page 10 At the request of staff applicant has provided a platted corridor to the property to the immediate southeast for potential future road connection to serve that property. This would allow for a future through road from Willow to Watertown. This would provide more options for future development of the property to the southeast, and ultimately make for more efficient road maintenance. The preliminary plat has not yet been forwarded to the Long Lake Fire Chief/Fire Marshal for review, pending confirmation of a final site layout. The Fire Marshal recently reviewed a preliminary plat for a different property and provided the following comment: According to Appendix D of the 2007 Minnesota State Fire Code, regarding Fire Apparatus Access Roads, a minimum of a 26-foot wide paved road and a 96-foot diameter cul-de-sac is required, or the homes served must be equipped with fire suppression sprinklers. As these review comments were based on an entirely different project they are included in this report purely for academic purposes. The project may require modifications to meet the Fire Marshal's approval. The developer will pay all costs of road construction and installation. The City Engineer has provided a number of comments regarding the proposed road and related utility improvements which the applicant is advised to review and address. Park/Trail Easement/Fees or Dedication Needed The 2008-2030 CMP Comprehensive Trail System Map (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. Utility Locations and Availability 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 Long Lake approval; however, at this time applicant is proposing the use of private wells to serve each home.. Sewer and Water Fees will be due to Long Lake, subject to the provisions of the Glendale Cove Sewer and Water Agreement of January 2012, which defines the applicant's properties as Category 3 Properties (see Exhibit L).