Agenda - Planning Commission - 08/27/2026

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However, since a portion of the Subject Property falls within the Scenic River Protection Overlay District (all of 17400 Erkium Street NW), those lots are subject to the more restrictive standards between the RR district and the overlay district. All lots within the overlay district shall have a minimum width of 300 feet at the building line (rather than the standard 200 feet per the zoning district) and at the Ordinary High Watermark (OHW) of the Rum River and Trott Brook. Riparian lots shall be at least four (4) acres in size (non -riparian lots shall be at least 2.5 acres in size). The four (4) lots in the Sketch Plan that abut either the Rum River or Trott Brook, which is a tributary of the Rum River, all exceed four (4) acres in size. Due to the fact that a portion of the Subject Property is within the Scenic River Protection Overlay District, Staff did forward the Preliminary Plat plan set to the Minnesota Department of Natural Resources (DNR) for review and comment. The DNR had no specific comments or objections to the plat. All lots appear to comply with the minimum lot width standards in the Rural Residential Zoning District and the Scenic River Protection Overlay District. Proposed lot sizes range from 2.7 acres to 9 acres, which all comply with the bulk standards of both the zoning district and overlay district. Due to the location of the permanent road easement for the Erkium Street corridor, the depth of the two proposed lots on the east side of this easement is limited to 185 feet. However, in the Rural Residential Zoning District, the minimum required lot depth is 200 feet. Due to this deficiency, a variance to lot depth is necessary. Staff is supportive of this variance because shifting the road corridor slightly to the east to meet the 200-foot lot depth requirement would result in more tree loss. 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 the 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 subdivision). 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. 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). This new cul-de-sac will exceed the 600-foot maximum length set forth in the Subdivision Code (Chapter 117) and thus, requires a variance. Staff is supportive of this variance as well, because the additional length will provide a future through street, if and/or when the land to the west develops, which will also result in a second point of access into this subdivision. Both roads will be built to rural section road standards. However, due to the length of cul-de-sacs, MN State Fire Code requires a minimum width of at least twenty-six (26), with parking restricted to one side of the street. Both streets are proposed to have a paved width of twenty-six (26) feet and the plans do show no parking signs on one side of each of the two streets. The bulb of each cul-de-sac will have a paved diameter of 100 feet, in accordance with the City's subdivision design standards. 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 Preliminary Plat identifies locations for both the primary and alternative sites for septic systems on each lot. Soils data is required 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 has completed the wetland delineations, which must be reviewed and approved by the Lower Rum River Watershed Management Organization (LRRWMO). The Preliminary Plat does include drainage and utility easements extending at least 16.5 feet beyond the delineated wetland boundaries. 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, at the time of home construction, an Elevation Certificate or an As -Built Survey will be required for Lots 2-4, Block 3, to verify that the homes on these lots are properly elevated above the Base Flood Elevation (BFEs). This will also benefit