7.2. SR 09-18-2017 EOty1� ,.,�� Request for Action
River
To Item Number
Mayor and City Council 7.2
Agenda Section Meeting Date Prepared by
Public Hearings September 18, 2017 Zack Carlton,Planning Manager
Item Description Reviewed by
Preliminary Plat: Hillside Estates Eleventh Chris Leeseber , Senior Planner
Addition, CM Points Holding, Oudot A, Hillside Reviewed by
Estates Tenth Addition Cal Portner, City Administrator
Action Requested
Approve,by motion, the Preliminary Plat for Hillside Estates Eleventh Addition with the following
conditions:
1. Staff approval of all updated plans in accordance with the staff comment letter dated August 25,
2017.
2. Staff approval of a tree preservation plan showing the extent of the grading and impacts to existing
trees.
3. Staff approval of a landscaping plan demonstrating consistency with city ordinances.
Background/Discussion
Case No. P 17-15
The applicant is proposing a preliminary plat for 36 single-family lots. The area was previously included in
a preliminary plat, and the proposed plat will allow development of the remaining parcels described in
previous approvals. The property is zoned Rl-c (Single Family Residential),where the minimum lot size is
11,000 square feet with a minimum lot width of 80 feet (100 feet for corner lots) and a minimum lot depth
of 130 feet. The proposed preliminary plat meets all dimensional requirements.
Analysis
Comprehensive Plan
The property is guided for urban residential land uses served by municipal sewer and water. Urban
Residential land uses include single-family detached housing and attached housing in the form of duplexes
and townhomes. The use will be consistent with the comprehensive plan.
Transportation/ Circulation
The development will be accessed via existing streets stubbed in at Baldwin Street on the north and 195th
Avenue from the west. A through street will be created with the extension of Baldwin Street and 195th
Avenue. There will be two cul-de-sacs (Carson Court and 195th Circle) off of these two streets. All
residential parcels will be accessed from a public street.
Stormwater/Grading/Drainage
The Elk River Vision
A PehoMing community 2a itb revolutionary and spirited resourcefulness, exceptional POWERED By
service, and community engagement that encourages and inspires prosperity INAWRE1
The subdivision is required to meet all city standards for stormwater and drainage standards. The
applicant continues to work with city staff to update the necessary plans to ensure compliance. Staff
approval of plans and specifications demonstrating compliance is a condition of approval.
Environmental
Wetlands are present on site and the delineated boundaries are shown on the plans. All of the buildable
areas are outside of the 45-foot wetland buffer and setback.
Parks and Recreation
Park dedication has been satisfied under previous subdivision approvals.
Applicable Regulation
Approval of a plat may only be ordered if the following findings have been made, as outlined in Section
30-375:
(1) The proposed subdivision is consistent Pith the honing regulations (article VI of this chaptev) and conforms in all
respects Pith all requirements of this Code, including the honing regulations and this article.
The property is zoned Rl-c and the proposed subdivision is consistent with the zoning regulations
outlined in the city code and approved plans.
(2) The proposed subdivision is consistent Pith all applicable general and specialised city, county, and regional plans,
including but not limited to, the city's comprehensive developmentplan.
The proposed subdivision does not conflict with any city, county, or regional plans,including the
Comprehensive Plan.
(3) The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to
erosion and siltation, susceptibility to flooding and drainage are suitable for the type and density of development and
uses contemplated.
The site is suitable for the proposed development.
(4) The proposed subdivision makes adequate provision for Pater supply, storm drainage, swage transportation, erosion
control and all other services,facilities and improvements othenrise required in this article.
The subdivision has adequate provision for all of these facilities.
(5) The proposed subdivision Pill not cause substantial environmental damage.
The proposed subdivision will not cause substantial environmental damage.
(6) The proposed subdivision Pill not conflict Pith easements of record or Pith easements established by judgment of a
court.
The subdivision will not conflict with easements of record.
(7) The proposed subdivision Pill not have an undue and adverse impact on the reasonable development of neighboring
land.
The area has been guided for this type of development. The proposed subdivision will not have an
undue and adverse impact on the reasonable development of neighboring land.
(8) Theproposed subdivision is notpremature.A subdivision ispremature if any of the following exists:
a. Lack of adequate stoimn)ater drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sorer systems.
d. Lack of adequate off-site public improvements or support systems.
N:APublic Bodies\Agenda Packets\09-18-2017\Final\7.2 sr Hillside Estates.docx
All of the above services or improvements will be connected or constructed as part of the
development. The area is within the municipal service area and existing facilities can handle the
additional capacity.
The project is consistent with all required findings for approval of the Preliminary Plat.
If denial of the plat should occur,it shall accompany recommendations or determinations by findings or a
report stating how the proposed use does not comply with the standards set forth in Section 30-375.
Planning Commission
During the public hearing nearby residents expressed concerns with traffic and tree removal resulting
from the development. During the meeting staff noted road network was designed to account for the
proposed subdivision and that staff does not have any concerns with the proposal.
The city engineer reaffirmed staffs comments that road and intersection capacities are designed with the
expectation that surrounding properties will be developed. Staff continually monitors our road network,
and if traffic increases to a point that additional traffic control measures are needed they will be added.
City ordinances do not specify a specific number of trees to be preserved or require a ratio for tree
replacements during construction,but notes that 7.2 "Existing healthy trees and native vegetation on the
site shall be preserved to the maximum extent feasible and shall be protected by adequate means during
construction." Ordinance does require the planting of boulevard and front yard trees. Staff added a
condition requiring submittal of plans demonstrating compliance with ordinance standards.
The Planning Commission unanimously recommended approval of the subdivision.
Financial Impact
None
Statutory Review Period
Per State Statute 15.99 the required 120-day review period ends on November 28, 2017.
Attachments
■ Location Map
■ Preliminary Plat dated July 31, 2017
■ Development Plans dated July 31, 2017
■ Staff Comment letter dated August 25, 2017
N:APublic Bodies\Agenda Packets\09-18-2017\Final\7.2 sr Hillside Estates.docx
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Phone: 763.635.1000
www.ElkRiverMN.gov
August 25, 2017
CM Points Holdings, LLC
19230 Evans Street #115
Elk River, MN 55330
RE: Plat Application
Dear Applicant,
Thank you for your application for a Preliminary Plat to plat Hillside Estates Eleventh Addition at
the property located at PID 75-771-0010. Zack Carlton will be reviewing your application and
preparing the staff report for the Planning Commission and City Council.
On July 31, 2017, the city received your application for the above use. Per state statute 15.99, the
city is required to make a decision within 120 days of receipt of the completed application.
Subdivision 3 of that section requires the city to notify an applicant within 15 business days if
information is missing, delaying the start of the 60 day review period.
With the receipt of the required materials on July 31, 2017, the application for a Preliminary Plat has
been deemed complete, and the 120 day review period starts. This application has been assigned
Case Number P 17-15.
Staff conducted a thorough site plan review and has the following comments have been provided:
Engineering:
1. Erosion control plans do not show any erosion control devises.
2. Detail SMH 16 as a drop structure. Include standard detail.
3. Detail where the utility installation ends on 195th Avenue.
4. Add storm sewer catch basins on the end of curb on Carson Court.
5. Provide vertical curves between grade changes on Baldwin Street.
6. Transition between existing curb and proposed street at north end of Balwin Street must be
tangent and look like a continuous curve. May have to remove some existing curbing to
assure this is done adequately.
7. Structures on the Baldwin Street profile are extended above the street surface.
8. Shift SMH 17 west to assure 10’ separation with existing storm line.
9. Water system comments shall be provided by ERMU
10. Assure grade on existing sanitary sewer coming from EX SHM 11 matches the proposed
extension. This line must pass a mandrel test.
11. Provide completed development plan that includes all required information.
VIA EMAIL: rick@riversidecompanies.com
Stormwater:
12. The proposed development is still being reviewed in accordance with Stormwater Ordinance
Sec. 78-503 and 78-504 http://mn-\ elkriver.civicplus.com/DocumentCenter/View/3180
Environmental:
13. No concerns or issues with the application as proposed. Wetlands present on site but
delineated boundary shown on plans. Wetland delineations and WCA Decisions are only
valid for five years.
Please work with Zack Carlton, Planning Manager who can be reached at
zcarlton@ElkRiverMN.gov or 763.635.1035 to address the commented listed above.
Please let me know if you have any questions.
Sincerely,
BrieAnna Simon, Planner
Ph: 763.635.1034
bsimon@ElkRiverMN.gov
09/25/2017
3�F
Preliminary Plat
CM Holdings
Elk ---
River
15-7140165 ,�•® 'I i5E1J 0150 z i!
TS-]T1m35 - �•
7§-756-0195 -
= 75771-0925 75711.13 .., 13-11 ab06
" 1
]5]].i-0610
TS-771-0230
T5-787-0008 i
75-]014120
75-TT1-0110
TS-T03-0125 75-5760210 75d 74-0105 1
l5<7]1-0Io 75574no
75538-0202 T5-5640245 75368-0205 75875-011
75536-0102 w
w_ TS-SBB-0105
55338-0206 75-004JY21. 15368-0210
75538-0506 1 - 758]5-01i6
]5388-0110
10 75518-02b6 TS-5Bd-0215
CM Points Holding
Plat. Case No:P 17-15 River
1
09/25/2017
3 F
Background
■ Prelim Plat - Hillside Estate 11Addition
■ 36 lots — completed in phases (three anticipated)
■ Meets dimensional requirements for the R-1c zoning
district
■ Original Prelim Plat expired
y Prel
ELL
srp.r .;Lv BtAc`RY , ^�'' I 1%�•-
\ "+ � _`� /.. .� �� � RIVERSIDE L
':fill R..R y
- 4 ,
2
09/25/2017
a,
vy1�� 4.• e-a� �.?'S.
-.� � •, Y Ii7
' Prel im it
HILLSIDE
ELEVENTH
rr r � B i i �� r � •P'
RIVERSIDE DEVELOPM
s
A i t
. RUM RIVIM C� HILLSIDE EWES ELUEMR—IM
- /AebF/wF RNENDE tOEMPMOT MRPpUipN
3
09/25/2017
Required Findings
■ Park dedication has been satisfied with land dedication.
■ All eight criteria for approval of a plat are satisfied
-J'r€®-
FM
Public Hearing
■ During the public hearing, residents from the
surrounding neighborhood expressed concerns about
traffic and tree removal within the development.
■ Infill development is and has been expected on this
site and the road network was design to support it.
■ If traffic worsens to a point that it exceeds design
capacities, changes will be brought to Council.
■ As many trees as possible will be preserved, but ER
does not have minimum standards —new plantings.
4
09/25/2017
Planning Commission
■ Unanimously recommended approval.
R'
Action Requested
■ Approve, by motion, the Preliminary Plat for Hillside
Estates Eleventh Addition with the conditions stated in
the memo.
5
09/25/2017
Prelti•m,tin
HILLSIDE
ELEVENTH
RIVERSIDE DEVELOPM
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