09-18-2017 Planning Commission Packet

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16-3807 February 11,2016 Page 9 established indicating the road potentially will be extended in the future. The preliminary plat will be forwarded to the Fire Chief for comment with regard to access for fire department vehicles. The proposed road is 30' in paved width (back-of-curb to back-of-curb) located within a 50' platted corridor, meeting the City's standard for a private road system; however, for a public road, the minimum paved width required is 32' [Code Section 82-281(d)(2)]. The road width should be expanded to 32'. The City's standard for maximum length of a cul-de-sac road is 1000 feet. The establishment of two road entrances off Old Crystal Bay Road avoids excessive cul-de-sac length for this development; each is approximately 600 feet in length.. Once the Dumas property develops, extension of the roads would be expected to include an added access onto Wayzata Boulevard from the Dumas site, potentially eliminating any future concerns regarding extending cul-de-sac lengths. The lot layout avoids the use of shared driveways, which have been a point of contention with the Stonebay project in a similar density development. The establishment of individual driveways for the proposed development is seen as a positive measure. The developer will pay all costs of road construction and installation. Road Improvements and/or Easements Needed The City Engineer has indicated at this time there is no need for additional right of way on Old Crystal Bay Road. No turn lanes are proposed. With the internal road system being publicly owned and maintained, no road easements are necessary. Standard perimeter drainage and utility easements around all property boundaries as well as conservation and flowage easements over the delineated wetlands will be required. A number of drainage easements are shown on the plat drawings as necessary to direct stormwater runoff. Parks,Trails, Sidewalks The CMP does not indicate any future trails along Wayzata Boulevard, and a City trail already exists along the east side of Old Crystal Bay Road. The proposed plat includes a sidewalk along the west side of the internal horseshoe road, then continuing along the northeast cul-de-sac and connecting to the signalized intersection of Wayzata Boulevard and OCB Road. For potential discussion is whether a segment of sidewalk should be extended to the east along the southerly access road, to allow for more direct access to the trail on the east side of OCB Road. This would potentially require establishment of a crosswalk across OCB Road (approximately 800 feet south of the Wayzata Blvd/OCB intersection and 300 feet north of the bridge). 10% Private Recreation Area Requirement. RPUD standards require that 10% of the development site be provided as a private recreation area or open space to serve the residents of the development. The wetlands which encompass a significant portion of the development certainly act as open space, but they are not accessible for recreation purposes because the wetlands are placed within individual lots rather than as a separate commons area. Worthy of discussion is whether there is a need for a private recreation area on the property, given the proximity to the Orono Schools campus.