7.5 SR 09-16-2024 - Laserfiche WebLink

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16. The developer shall construct a scenic trail through the subdivision. Background/Discussion The applicant, Twin Cities Land Development (TCLD), has submitted land use applications seeking approval for a 104-lot residential subdivision. The subject site is located northwest of the intersection of County Roads 33 and I, with frontage and access to County Road 33. The proposed land and zoning amendments allow the development to include parcels as small as 0.92 acres, with most parcels larger than one 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. Park Dedication The Park and Recreation Commission has reviewed this subdivision for park dedication. The developer had proposed dedicating two parcels, both abutting Burr Oak Park, to satisfy a portion of the land dedication requirements. The ordinance requires total land dedication at 8.8 acres, and the proposed dedication totals 3.14 acres, or 35.69% of the requirement. The remaining dedication requirement will be satisfied through a reduced per lot cash dedication (estimated at $1,971.57/lot). The final amount will be determined by the final plat and development agreement as part of a future application. The Commission also recommends an alternative trail be constructed at the developer's expense. The trail would provide a scenic substitute to the current recommendation along the roadside. A specific location was not provided, but the commission would like the developer to include this in future plans. The applicant has proposed that the remaining cash dedication should be satisfied with the construction of the trails recommended as a condition of approval. This request would meet all the cash dedication requirements. City codes address this subject in two different sections. Sec. 30-536 states: Sidewalks may be required along one or both sides of all arterial and collector streets in residential, commercial, and industrial areas or within a subdivision when it is determined by the city council that a sidewalk will benefit pedestrian circulation. Sec. 30-327 (h) and (i) state: (h) Improvements to dedicated land. As part of the subdivision approval, the tract owner shall be responsible for making certain improvements to land dedicated for park, trail and public open space purposes, including, but not limited to, finished grading, ground cover, construction of trails and clearly identifying park and trail boundaries with city -approved markers. (i) Credit for construction of recreational facilities. Park dedication credit shall not be granted for the construction of recreational facilities unless specifically approved by the city council. The submission for review by staff and the park and recreation commission shall include an estimate of installation costs, equipment specifications and a site plan. The Parks and Recreation Commission shall review such improvements to be appropriateness to the Park and Trail Master Plan. Planning Commission The Commission held a public hearing on these items on August 27, 2024. Three residents spoke during the public hearing. One noted that he was happy to see that the project was not a clustered septic system as there have been numerous issues with them throughout the community. A second resident asked for more details regarding the proposed sewer connections, the location of a trail, and proposed setbacks. The third resident had numerous concerns regarding the number of wells, the transition away from rural residential Page 135 of 381