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Easements: The City’s Subdivision Code requires that plats dedicate perimeter drainage and utility easements for each lot in the subdivision, and dedicate easements for all wetlands, stormwater holding ponds and interior drainageways associated with the development. This plat does dedicate the necessary perimeter, ponding and wetland easements Streets: The Public Works Director and his staff have reviewed the street plan (as well as all aspects of the utilities and infrastructure) and have concluded that the proposed dedicated right of way is adequate to suit the City’s needs. The right of way would be sixty feet wide and the street width (the paved area) has been increased to be 34 feet from curb to curb with the cul-de- sac radius increased from 45 feet to 47 feet radius. Staff had recommended a wider street in order to allow for street parking and the plan has been updated to show this change. The desire to keep the right of way is to protect the utilities that are already present in this area and to preserve the City’s ability to maintain the utilities without worry of fences, delineating landscaping, sheds, fences and other impediments to future access. Park Dedication Requirements: The Subdivision Code indicates that any subdivision of land is subject to a park dedication fee. The dedication imposed is intended to mitigate public costs to the parks system associated with land development. The fee shall be reasonable and based on the extent of the development. In this case, the fee should be equal to 10% of the market value of the land. To establish the market value, staff uses Ramsey County assessed values as the basis for dedication computation. The development area comprises 118,047.6 square feet (2.71 acres). The 2006 Ramsey County total land value is $201,600. The dedication amount then would be $20,160. This amount has been communicated to the developer. Utilities: All utilities on the site would need to be installed underground, per Section 1203.10. Water and sanitary sewer lines are already present in the right of way. The utility plan shows the storm sewer piping that would be constructed on the site. One new fire hydrant is shown on the plan consistent with Fire Department spacing recommendations. The utilities and the street would be installed as a public project paid by special assessment levied against each of the six parcels or paid in full by the developer. Traffic: The amount of daily vehicle trips on the proposed road will be minimal since only six homes are proposed. Access to the site is from Woodale Drive and Silver Lake Road, or County Road H, then north on Pleasant View Drive. On average, single-family homes generate about 10 vehicle trips per day, thus one could expect an additional 60 movements along Pleasant View Drive or Woodale or as a result of this subdivision. Vegetation: The 2.71 acre site has some tree cover mostly along the western boundary, much of which would be removed in conjunction with construction of the new cul-de-sac. Staff recommends that upon each lot’s completion (after the house has been constructed) the yard area shall be sodded and a minimum of two trees planted in each front yard. The tree species shall be from a list provided by the City Forester. Wetlands: Even though the National Wetlands Inventory Map and the City’s official Wetland Zoning Map do not identify a wetland within the property boundary, the Rice Creek Watershed District has determined that there is one wetland on the site located at the northern end of the property, on proposed Lot 1. In order to build on Lot 1 and have the proper 30 foot front setback and sufficient wetland buffer, it may become necessary to alter a portion of the wetland. The impacted wetland area may be small enough that it falls below the Rice Creek Watershed District guidelines and some of it could be filled without mitigation. The wetland 3049 Woodale Subdivision Staff Report Page 2