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Page 15 parking areas (Section 30-896) (1). The future retail/commercial tenant(s) is unknown at this time. The building/tenant is expected to align more closely to the ‘destination retail’ FAST zoning than the ‘industrial, office, and commercial uses’ outlined in the Comprehensive Plan. The project proposer has submitted Zoning and Comprehensive Plan amendments during the PUD submittal. The amendment submittal clustered the ‘Highway Business’ zoning to the northeast corner of the project area and the remainder of the site as ‘Mixed Residential.’ The current site plan concentrates the higher density residential along U.S. Highway 10, while the FAST future development framework plan concentrates higher density residential east of the bluff. Vegetation alteration, grading, and lots within shoreland must adhere to Chapter 30 sections 30-2021, 30-2022, and 30-2023 of the City code, unless the underlying zoning is stricter. Similarly, the lots within the Wild and Scenic River District must also comply with Chapter 30 sections 30-2131, 30-2132, and 30-2133. Given the shoreland, floodplain, and wild and scenic river districts in place to protect the aquatic resources, larger lot residential homes will allow for better conservation of the resources. The larger lots are anticipated to have less impervious surface and allow for more of the mature oak trees along the bluff to be preserved. Table 9. Overlay District Lot Requirements Shoreland Lot width > 80 feet for sewered lots Lot setback 50-ft from the ordinary high-water level 30-ft from the top of a bluff Structure Placement Structures cannot be placed in the bluff impact zone Structure Heights < 30ft Wild and Scenic River District Lot Area Riparian Lots Non-Riparian Lots Area Width Area Width 20,000 sqft 100 ft 10,000 sqft 75 ft Structure Setback 100 ft2 Structure Heights < 30ft 1 Based on the City code requirements as of December 2024 2 Setback from the ordinary high-water level in the Mississippi River The current concept plan shows the lower cultivated field/floodplain as open space, as with the FAST’s Future Development Framework Plan. The lower cultivated field is planned to be deeded to the City for park dedication (Appendix A). Any play structures, gazebos, other park infrastructure, or pedestrian trails will need to comply with the City code. In addition to the open space, a greenway corridor is planned for the southwest portion of the site. Sherburne County 2040 Comprehensive Plan (dated November 2023) Chapter four of the Sherburne County comprehensive plan states it is the County’s policy “to encourage infill development or the development of under-utilized parcels within existing urban areas before expanding outside the City limits” (15). The project area is within the City of Elk River’s urban service area boundaries. The proposed development is also aligned with the plan’s environmental framework. The