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Elk River site visit <br /> <br />Staff had the opportunity to visit several cluster subdivisions in Elk River; a location map and <br />preliminary plat for one of these projects is included for your review. While Elk River's ordinance <br />is based on an open space model rather than an urban reserve model like Ramsey's, their <br />experience can help inform our process. The attached preliminary plat for Meado,;voods Village <br />shows lot sizes from ¼-½ acre. The community septic system is located in Outlot A. Elk River <br />does not mandate cluster subdivisions but does provide density bonuses for open space dedication. <br />Meadowoods Village has sewer infrastructure already in the Found, ready to hook up should City <br />services become available to this neighborhood. <br /> <br />Elk River staff repotnt no major problems in review and approval of these subdivisions, compared <br />to standard subdivisions. They have had some issues with contractors breaking off some of tlie <br />sewer stubs on individual lots, and are in the process.9f creating some standards to address this <br />issue. Elk River staff also highly recommended that the City look at requiring that the effluent be <br />transferred from individual parcels to common tanks and drainfield. This will allow more control <br />over the system and make the transition to urban services easier in the future. <br /> <br />City Attorney cotnments <br /> <br />The City Attorney has reviewed the draft language and has raised a few concerns. First, how can <br />the City avoid having to take over the communal system should it fail at some point in the future? <br />The development agreement and HOA documents will need to contain specific language regarding <br />homeowners' and the City's responsibilities for the system. One solution would be to require a <br />cash escrow or other financial surety, held by the HOA, which would cover the cost of a <br />replacement system. The City Attorney recommends an access easement be provided, should the <br />City need to access the system sometime in the future. <br /> <br />Second, it may be difficult to require property owners on the communal system to hook up to City <br />services when they become available to the property, because of City Charter provisions that <br />prohibit the City from assessing properties for sewer if they have a fUnctional system. . This will <br />have to be considered by the Planning Commission and City Council as these standards are <br />reviewed. Staff would note that this would still be the case with parcels on individual systems. The <br />City could require payment from the developer up front to connect to services, but this cost would <br />be difficult to estimate and would make _development very expensive. <br /> <br />Third, how should the portion of the plat not taken up by lots and the septic system be controlled <br />until services are available? The City will have some control over the outlots since they will be a <br />part of the overall plat. The Development Agreement and HOA documents will state the purpose <br />-of these outlots. Staff has added language to the draft ordinance that states the outlots, cannot be <br />developed until sewer and water are available to the property. The City Attorney has also <br />suggested that an easement could be placed over these lots, to restrict development before services <br />are available: Wright County regularly uses such easements, called entitlements, in their <br />Agricultural zoning districts; staff will be exploring this idea. <br /> <br />O8 <br /> <br /> <br />