Planning Commission Packet 08-27-2024 updated

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and 1, with frontage and access to County Road 33. The proposed land and zoning amendments allow the development to include parcels as small as .92 acres, with most parcels larger than 1-acre. The proposed subdivision is unique in that it will connect to the existing city sewer service beneath County Road 33, which was installed to provide service for Windsor Park, while providing private water service (well) connections. The utility connection configuration has been reviewed in concept by both the City Council and the Elk River Municipal Utilities Commission, having received support from both bodies. Comprehensive Plan The Comprehensive Plan guidance for the project area straddles two land use designations – Rural Residential and Traditional Single-Family Residential. The applicant has requested the entirety of the subject site to be designated as Traditional Single-Family Residential. The proposed project is consistent with nearby Traditional Single-Family Residential areas and supports the proposed development type. Streets and Trails The subdivision includes a network of city streets constructed in accordance with city standards for a rural roadway. The design does not include curb and gutter, as included for typical urban developments, but conveys stormwater via ditches along the sides of the roadway. All homes will have direct access to a city street. The two connections to County Road 33 must meet all requirements of the city and Sherburne County, to include recommended turn lanes as required. Previously reviewed concepts included a trail on one side of the city streets. Staff have included this a recommended condition to provide for safe, off-street, pedestrian movements through the subdivision and to connect with existing trails along County Road 33. The location and design of the trail will be finalized with conversations between the city and the developer. Engineering and Utilities As noted, the subdivision will connect to the sewer line that was installed to provide sewer service for Windsor Park. This sewer line was installed at the request of the residents of the subdivision to address concerns with the failing clustered septic system. The sewer line was paid for by both the residents of the subdivision and the City of Elk River, and ownership was turned over to the city for long-term maintenance, just like utility improvements constructed as part of most residential subdivisions. City staff have reviewed the design capacities for the sewer service and have determined that there is adequate capacity for the 104-lots included in this subdivision. The developer, TCLD, will pay both a trunk utility fee and a Sewer Access Charge for each single-family parcel within the subdivision. These fees are consistent with what has been charged to other residential parcels that have already been connected to this service. Parcel Design and Layout The proposed subdivision proposes a rezoning to R-1b, single-family residential, and minimum lot widths of 120 feet. The hybrid configuration of the subdivision, connecting to city sewer will providing private wells, is between the city standards for a typical R-1b development. The R-1b zoning district allows non-sewered lots at 1-acre, with a minimum lot width of 160-feet. However, sewered lots in the same zoning district require a minimum lot size of 12,000 square feet, and a minimum lot width of 80-feet. The Meadowsweet Bend subdivision proposes a mix of the two R-1b zoning requirements. The smallest lot within the subdivision is 40,206 square feet and has a minimum width of 120 feet, significantly larger than what is required for sewered lots. The setbacks are consistent for both sewered and unsewered lots and are described as follows: Page 57 of 111