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Memo to Planning Commission/P 99-9 August 24, 1999 Page 2 • district, north of Meadowvale Heights Park and Subdivision, east of M-Vale and west of Country Road No. 1, and south of Country Side Acres. The site contains woods, fields and wetlands with high ridges between the wetlands where the development is being proposed. The parcel is in the Urban Service District with urban services available from the east in Nordic Woods and from the south in Meadowvale Heights. To the north and west of the property is the Ria zoning district with no urban services and low density residential (2.5 acre lots). Proposed Development Plans The proposed preliminary plat contains 86 single-family residential lots with a minimum lot size of 12,398 SF and an average lot size of roughly one half acre. The new roads follow the ridgelines between wetlands connecting County Road No. 1, and Landers Street and Elgin Street with two cul-de-sacs to the north. Wetlands As proposed, the roads and building sites are laid out along the ridgelines and avoid most of the three large wetlands on the site. A small portion of a wetland under Lot 32, Block 1, as proposed, will be filled and mitigated adjacent the NURP pond in the park. A Tech Panel with the DNR and Army Corp. of Engineers will determine if filling the wetland is justified. • Site Access Access to the property will be from County Road No. 1 to the east (requiring a County Access Permit), Elgin Street NW to the south and Landers Street NW to the west. The Landers Street NW access will require the developer to construct a segment of road in Outlot A in the M-Vale Subdivision from Landers to the edge of the plat. Outlot A was created with the intention of providing a connection to future development. Outlot A is currently held in private ownership and will need to be obtained for public use in order to connect the roads. Staff supports the road connection to Landers Street NW for reasons of health, safety and welfare. Development of the property would be most difficult without the connection. A sidewalk will be constructed on the south side of the east-west road in the plat connecting County Road No. 1 and Landers Street NW. Cul-de-sacs /Utilities The two cul-de-sacs in the development conform to the maximum length regulations. The water mains will be looped, as required by the Elk River Utilities. Grading and Drainage • The drainage from the site will be contained in two NURP ponds on site. One is located near the entrance from the County Road on Lot 50, Block 1, and will be a \\elkriver\sys\shrdoc\planning\stevewe n\pcmmo\p99-9.doc