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<br />PROPOSAL DETAILS/ANALYSIS: <br /> <br />Land Use Analysis <br />This site is guided as Rural Single Family (RSF) in the City’s Comprehensive Plan. The RSF future land <br />use category is intended to permit single family detached housing on private septic services. A density range <br />of .1 to 2.0 units per acre is established in the Comprehensive Plan. Using the net acres on this site, that <br />would mean between 8 and 150 residential units. Realistically, rural development cannot exceed 2.5 acres <br />per unit, so a density ceiling for lots with individual septic systems should be closer to 30 units. <br /> <br />Since the PUD ordinance for the initial OP PUD approval was contingent on approval of a final plat, the <br />zoning for this property remains Rural Residential (RR). Because the RR district only allows new <br />residential lots at a density of 1 unit per 10 acres, a rezoning to Residential Estate (RE) will be needed to <br />permit a density of 1 unit per 2.5 acres minimum. This would be required along with future entitlements. <br /> <br />Subdivision Design Standard Conformance <br /> <br />The concept plans are in general conformance with applicable standards in the City’s Subdivision ordinance <br />for Blocks and Easements. For compliance with lot standards, the plan should be revised to create a <br />minimum 30-foot-wide rear lot line on Lot 8, Block 1. <br /> <br />The Engineering Memo dated January 26, 2026, provides a thorough review of conformance with relevant <br />requirements for traffic/access, stormwater management, water, and private septic systems. Conformance <br />with engineering standards is a general requirement of the City’s Subdivision Ordinance. <br /> <br />As presently designed with a rural road section, the street design is not compliant with the City’s <br />Engineering Design Standards. <br /> <br />Zoning Standards Conformance <br /> <br />Lot Area and Configuration <br />In addition to being a minimum of 2.5 acres in area, lots must be configured to contain a circle with a <br />diameter of 250 feet minimum; the ratio of lot length to width shall be a maximum of 3:1. Flag lots are <br />prohibited. An exhibit provided with the submittal demonstrates conformance with this standard. <br /> <br />The individual lots must also have a minimum of 1.25 acres of land free of any drainage and utility <br />easements. With future submittals, a tabulation of the acres free of easements on each lot will be required <br />to demonstrate conformance with this standard. <br /> <br />There are 5 wetlands shown to be preserved within the project area on private lots. This is not typical for <br />new urban developments in Lake Elmo and most developers are required to place wetlands in outlots. Staff <br />will seek City Council feedback on this typical standard in a rural estate development context. <br /> <br />Bulk Standards <br />The 18 proposed lots are compliant with the following lot dimensions and setback standards established for <br />the Residential Estate District: <br />• Lot widths: 100 feet <br />• Setbacks: <br />o Front Yard: 100 feet <br />o Side Yard: 50 feet <br />o Rear Yard: 100 feet <br /> <br />