07/09/2003 P&Z Packet - Laserfiche WebLink

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• • • On the west side of the plat, the internal road provides for future access to land along Hodgson Rd. When/if that land is redeveloped, access can be via the Ravens Hollow internal roads. This eliminates the need for new driveways onto Hodgson. All internal streets will be public roads built to City standards, 32 ft. street in a 60 ft. right of way. The westernmost street terminates at the property border. It is likely that Anoka County will require additional right of way dedication for Hodgson, probably 27 feet. This leaves 11 feet of the 38 ft. strip. This should be dedicated to the City to provide more land for a cul de sac to be constructed at the north tip of the street. This also will eliminate an odd strip of land between the County and City rights of way. Wetlands: Two small wetlands exist on the site, totaling 1.19 acre. The developer proposes to fill portions of the wetlands and mitigate (create replacement wetland) on the site. The proposed access road runs between them, resulting in minimal additional impact. The wetland mitigation plan is being reviewed by the Rice Creek Watershed District. Park Dedication: The current subdivision ordinance includes park dedication requirements, as adopted in 2001. Park dedication is $1665 per residential unit, less any land dedication. The Park Board recommends only cash for this project. This would calculate out to 56 units x $1665 = $93,240. The Board also considered a trail link between Lots 9 and 10, Block 4, in the northwest corner of the site, but staff believes this is not needed. A trail exists along the norther border of the property. This trail was constructed as part of the Fox Trace development. The record is unclear why it was constructed on property that is not within Fox Trace. There must be a clear right to the use of the trail, so an easement must be dedicated that covers the trail, or a trail corridor dedicated to the City. Either way, it should be credited to the park dedication and the value subtracted from the $93,240. Utilities. Sanitary sewer service is available via Linda Lane on the north side of the site. Water is available both in Linda Lane and Ware Road. This allows for a loop in the water service, a desirable situation. These utilities will be constructed to serve land to the south. Comments in the City Engineer memo of _date_ should be addressed to his satisfaction. Landscaping: There should be some landscaping installed on the western edge of Lot 1, Block 3. This will provide that lot some buffer for when/if Hodgson Road is widened. Lots backing on Ware Rd. will be separated/buffered from the road by 100+ feet of wetland and ponding. No monument sign or landscaping has been submitted. If a monument sign is planned, plans for the sign location, ownership, and maintenance must be submitted for City review and approval prior to City Council review of the preliminary plat/general development plan. Grading and Drainage: The grading and drainage related modifications and comments, as recommended by the City Engineer in the attached memorandum must be addressed to the City Engineer's satisfaction.