07A - Metes and Bounds Subdivision, Whalen

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6. Each lot shall have a minimum of thirty-three feet frontage on a designated right of way. Commonly owned property or Green Space used for access in a Planned Unit Development shall have a minimum of 33' of frontage on a public right of way. The remainder of Section 140.0201)describes minimum design standards for blocks,easements for public utilities,and lakeshore development.Specifically,Subpart 6(d)of the Design Layout Standards states that access points to County and State highways shall be approved by the respective authorities,kept to a minimum through the use of backage roads,and located in accordance with intersection design standards. Section 140.020 E through I describe survey standards, street improvement standards, sanitary provision standards,water supply standards and drainage/grading standards respectively.Those provisions are not listed here but can be found in the Ordinance.Section 140.030 describes provisions for improvements in subdivisions. Staff Findings: The Staff has reviewed the application and proposes the following findings of fact for consideration: 1. The land is zoned properly zoned for Commercial use as an existing business is currently located on Tract A. 2. The property is suitable for development with minimum alteration as most of the land is generally flat,gently sloping toward the Paul Bunyan Trail to the east.The southern edge of the property near County Road 107 has a depression with slopes being approximately 5%in this area,but will not hinder commercial development on either Tract B or Tract C. 3. Each tract has sufficient area for the placement of two stand sewage treatment systems. Soil borings will need to be performed prior to septic installation. 4. The proposed subdivision does not provide for water-based recreation as this property is not adjacent to a water body. 5. Each lot meets the minimum lot area and dimension requirements of the Ordinance.All tracts have more than 1 acre,are at least 150 feet wide, and have adequate space within the building envelope for construction. 6. The proposed lot layouts are compatible with the exiting layout of adjoining properties as adjoining properties have similar configurations with frontage on State Highway 371 and an eastern border with the Paul Bunyan Trail. 7. Each Tract has more than 33 feet of frontage on a public right of way,ranging from 200 feet on Tract A to just over 600 feet on Tract B. 8. Comment from Mn/DOT was received concerning the proposed subdivision and indicated that the existing highway access to Tract A would be allowed to remain as is until the 4-lane project is built with access then being allowed only from the proposed backage road to the east.Access to Tract B and C would be from County Road 107 or from the backage road once that is constructed. 9. Mn/DOT indicated that the proposed alignment for the east side backage road may move to the east side of the Paul Bunyan Trail,thereby providing more buildable area on Tracts A and B. Staff Recommendation: Based on the findings of fact presented in this report, Staff recommends approval of the metes and bounds subdivision.Ken Larson from the Mn/DOT has provided direction on the location of future accesses and has raised issues that will need to be addressed when Tracts B and C are developed,including drainage plans and signs.Another issue July 2005 Staff Report 6- {PAG E }