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service extension to Windsor Park Third Addition now adjacent this property, to support traditional single-family <br />neighborhoods. This includes detached as well as attached products and is intended to support higher densities. <br />Additionally, the north 120 acres of the development area are outside of the Urban Service Area described in the <br />Comprehensive Plan and is guided for rural residential uses. Based on the current guidance for other mixed <br />residential neighborhoods, recently discussed concepts, and a large portion of the project outside the boundaries <br />of the approved urban service area, an update to the Comp Plan, likely to mixed residential, will be required to <br />support the desired density and housing types <br />Trunk Utility Extension <br />As noted earlier, this project was the catalyst for the NW trunk utility expansion study. The project area does not <br />have access to the necessary trunk sewer or water services to support the project as proposed. Prior to <br />development, the city would need to extend these services through the Ranch Road (CR 33) corridor south of the <br />site. The developer would then install all laterals and additional infrastructure necessary to service their project. <br />The public works director will review the findings of the trunk utility study along with more specifics regarding <br />potential costs and funding mechanisms later this evening. This project cannot proceed in its current form without <br />the trunk utility extensions. <br />Additional Considerations <br />Access to the subdivision will come from Ranch Road (CR 33), which is a county road. The developer will need to <br />work closely with Sherburne County to understand their access and turn lane requirements. Sherburne County and <br />the city will also need to look closely at the potential impacts city and county roads that will provide access to this <br />subdivision, most notably Ranch Road (CR 33) all the way to Highway 169, Elk Lake Road (CR 1), and Proctor <br />Road. <br />As there are several existing wetlands on the project, a thorough review of the possible impacts to those and other <br />natural features will be important. <br />Mission/Policy/Goal <br />Support the growth and development of the community. <br />Attachments <br />■ Location Map <br />■ Applicant's Narrative <br />■ Concept Plans <br />