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<br />V. DEVELOPMENT PLAN <br /> <br />Bill Harju, Soil and Water Conservation District, attended the <br />staff Concept Review of this plat. Mr. Harju indicated that <br />this property had been river bottom for the Mississippi in the ~ <br />past. The soil maps indicate what the top soils are, however, <br />because of sedimentation due to this property being river <br />bottom, he felt care should be taken in determining house <br />locations and lowest floor elevations. <br /> <br />Staff is recommending a development plan similar to FHA's, with <br />garage elevation, lowest floor elevation, and proposed drainage <br />for each lot be approved by staff prior to final plat <br />approval. Soil borings will be needed so this development plan <br />can be based on data specific to the plat. <br /> <br />VI. PARK <br /> <br />The Master Park Plan does not show any parks in the property <br />proposed to be developed, however, it does show a primary trail <br />loop in the general vicinity of this plat. This trail loop is <br />proposed to be a connection from Orono Park to a future area <br />wide park in the floodplain of the Mississippi. The developers <br />are proposing to accommodate this trail with a 20' wide <br />easement for trail purposes on the east side of the plat, <br />Outlot C. Outlot B is a proposed secondary trail to provide <br />access from the plat to this primary trail. The Park and <br />Recreation Commission will be giving specific recommendations <br />regarding this proposed trail to the City council. <br /> <br />VII. VARIANCE <br /> <br />~ <br /> <br />The developers are requesting a variance for l80th Avenue on <br />the maximum 500' length of a dead-end. The 500' is measured <br />from the center line of the street of origin (Joplin Street) to <br />the end of the right-of-way. l80th Avenue is 683' long based <br />on how the Elk River Code determines a street to be measured. <br />The developer's response to the five standards for granting a <br />variance (Section 900.40, Elk River Code of Ordinances) are <br />attached to this memo. <br /> <br />VIII.RECOMMENDATION <br /> <br />Staff recommends approval of the preliminary plat of Heritage <br />Landing under the following conditions: <br /> <br />1. CONTINGENT UPON OTHER APPROVALS BEING GRANTED: a) <br />VARIANCE FOR l80th AVENUE; b) COUNTY ACCESS PERMIT <br />FOR GARY STREET ENTERING COUNTY ROAD 30; c) AN MPCA <br />PERMIT FOR AN EXTENSION OF SEWER; d) DEPARTMENT OF <br />HEALTH PERMIT FOR THE EXTENSION OF WATER. <br /> <br />2. <br /> <br />THE IMPROVEMENTS PROPOSED TO BE ACCEPTED BY THE CITY <br />ARE SECURED BY A LETTER OF CREDIT FROM THE DEVELOPER <br />FOR 100% OF THEIR ESTIMATED COST. <br /> <br />~ <br />