Agenda - Planning Commission - 04/23/2026

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depth of 200 feet is required. This is an existing condition, based on the location of an existing road easement, and therefore, Staff is supportive of the Applicant seeking this variance (additionally, since there is an established corridor already, locating the public road here should help limit tree removal necessary to accommodate the new public street). Due to the fact that a portion of the Subject Property is within the Scenic River Protection Overlay District, Staff did forward the Sketch Plan to the Minnesota Department of Natural Resources (DNR) for comment. No major concerns or issues were identified. Streets The subdivision will be accessed via a southerly extension of Erkium Street. Presently, this corridor is encumbered with a Road Easement extending south from 177th Avenue to the northern border of 17400 Erkium Street, where it connects to dedicated right-of-way established with the Riverbrook Plat. There is a private driveway within this Road Easement serving 17400 Erkium Street (and 17500 Erkium Street, which is not part of this Sketch Plan). This will need to be upgraded to meet the City's public road standards. Additionally, an east / west road will be constructed to the western boundary of the Subject Property. This new right-of-way will exceed the 600-foot maximum cul-de-sac length and thus, will require a variance. Should the land to the west develop in the future, this east / west road could be extended and connected to 177th Avenue, and the cul-de-sac would be eliminated (essentially a 'temporary' cul-de-sac). Therefore, Staff is also supportive of the Applicant seeking this variance. Additionally, should that land to the west develop, it will provide a second access point for the subdivision presently under review. Utilities The Subject Property is outside the 2040 MUSA boundary. Therefore, all proposed lots will need to be served by private wells and septic systems. The Sketch Plan does identify potential locations for both the primary and alternative sites for septic systems on each lot. Soil boring data will need to be provided with the Preliminary Plat submittal to ensure that there are suitable soils on site to accommodate septic systems. Wetlands/Floodplain There are multiple wetlands across the Subject Property. The Applicant will need to have a wetland delineation completed and approved by the Lower Rum River Watershed Management Organization (LRRWMO). Additionally, all wetlands will need to be encumbered with drainage and utility easements that extend at least 16.5 feet beyond the delineated boundary. There are also floodplains present over the southern portion of the Subject Property. None of the proposed home locations appear to be within a floodplain. However, an Elevation Certificate or an As -Built Survey will be required for Lots 8-10, to ensure that the future homes on these lots comply with the floodplain regulations (this will also benefit the future homeowners as it relates to flood insurance). Existing Conditions The Subject Property is heavily wooded and, as previously noted, also contains wetlands and floodplains. A Tree Inventory and Preservation Plan is required at the time of Preliminary Plat application. No more than sixty percent (60%) of the Significant Tree DBH inches can be removed (Significant Tree is defined as all oaks and evergreens with a diameter of four [4] inches or greater and all other deciduous trees with a diameter of eight [8] inches or greater). However, there are a couple of high -quality oak forests on the Subject Property, per the City's Natural Resources Inventory (NRI). While there will be some impact on these native plant communities as a result of this development, the average density of the project is about 1 unit per 3.8 acres. Thus, there should be opportunities to try and minimize impacts on natural resources, at least to the extent feasible. Funding Source: All costs associated with this request are the Applicant's responsibility. Recommendation: