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Hidden Hollow Planning Commission Report April 21, 2004 Page 2 Drainage Plan: Page C2 of the submittals illustrates in detail the grading, drainage and erosion control of the development. The lots are shown to be graded in such a way as to allow swaled stormwater run-off from the north to south, with runoff collecting at the south end draining to the east to an infiltration pond. Because the street will have curb and gutter, there are stormsewer catch basins that would accept all runoff from streets and driveways, piping the runoff to the existing pond adjacent to County Road H2. (The existing pond will be increased in size to handle the additional volume.) The combination of the ponds and swales will capture all of the runoff generated from the site. Ultimately, whatever stormwater that does not infiltrate into the ground will enter an existing storm sewer system that exits the development area at the southeast corner of the site. 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. There are numerous existing easement areas covering old utilities that would need to be vacated by this plat and are so designated. 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) would be approximately 32 feet from curb to curb. There is an existing right of way dedicated for Pleasant View Drive on the western edge of the plat that is marked “to be vacated”. The Public Works Director has required that the right of way remain dedicated and the lots will need to be pulled back as a result. 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. In this case, the fee is equal to 10% of the market value of the land. Because of the difficulty in establishing what the market value is, staff uses Ramsey County assessed values as the basis for dedication computation. Using the property recently acquired by the City from the County as the benchmark, it was determined that existing land values were about $1.00 per square foot. The development area comprises 407,674 square feet for a total land value of $407,674. The dedication amount then would be $40,764. This amount has been communicated to the developer however it could end up being more or less depending upon how the Council defines the project area. Utilities: All utilities on the site would need to be installed underground, per Section 1203.10. Water and sanitary sewer stubs are shown on the plans on Page C3. This page also shows the storm sewer piping that would be constructed on the site. Four fire hydrants are 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 seventeen parcels.