6.2. PCSR 03-27-2018Request for Action
To Item Number
Planning Commission 6.2
Agenda Section Meeting Date Prepared by
Public Hearings March 27, 2018 Zack Carlton, Planning Manager
Item Description Reviewed by
th
Royal Oaks Realty, Inc. – 13707 185 Ave NW Chris Leeseberg, Senior Planner
Reviewed by
Preliminary Plat – Riverplace Second Addition,
P 18-03
Action Requested
Recommend, by motion, approval of the Preliminary Plat for Riverplace Second Addition, with the
following conditions:
1. Staff approval of updated plans satisfying all comments in the staff comment letter dated March
12, 2018.
Background/Discussion
Royal Oaks Realty is proposing to plat approximately 21 acres into 40 single-family lots in the R-1c
zoning district. The site is largely undeveloped and has been used for agriculture and one single-family
home. The site is being developed in accordance with the zoning district performance standards and all
parcels are at least 80 feet wide at the front setback line.
Comprehensive Plan
The Comprehensive Plan guides this area for urban residential uses where homes will be connected to
city services. The proposal meets all requirements of the plan.
Site Plan
The plat includes 40 new single-family lots, all of which have access to new public streets constructed as
part of the development. Most of the lots are within the Shoreland Management zone, which limit the
maximum impervious lot coverage to 25%. Additionally, the northern most lots abutting the Elk River
are required to follow the general development standards for sewered lots along the lake (Sec. 30-2021)
which requires a minimum lot size of 15,000 square feet.
The development has two street connections to surrounding streets. One is to the south from 185th Ave.,
the frontage road along Highway 10, and the second is 186th Lane which connects to the new
subdivision with the first addition of Riverplace. A future connection to the east is also stubbed in and
will connect to 186th Ave. in the future. The connection to 185th Ave. also includes a right-turn lane.
The proposal includes two outlots for stormwater management, which will be deeded to the city. The city
has also noted the need for sidewalks on the west side of the north-south street and the south side of
th
186 Lane, which will connect with existing trails in the area.
Engineering and Utilities
The subdivision is within the urban service district and all parcels will be served by city sewer and water.
Utility extensions are also included beneath the roadway stub for 186th Ave.
The subdivision is required to follow all engineering and stormwater comments in the attached staff
comment letter dated March 12, 2018.
Parks
The Parks and Recreation Commission recommended park dedication to be satisfied with a cash
donation. The first addition of Riverplace included an approximately 2 acre park which will be connected
to the new addition via roadway and sidewalk connections.
Preliminary Plat
City ordinance section 30-375 outlines the required findings for approval of a Preliminary Plat.
1. The proposed subdivision is consistent with the zoning regulations (article VI of this chapter) and conforms in all
respects with all requirements of this Code, including the zoning regulations and this article.
The proposed subdivision is consistent with all zoning regulations, including the additional design
standards required for lots within the shoreland management district.
2. The proposed subdivision is consistent with all applicable general and specialized city, county, and regional plans,
including, but not limited to, the city's comprehensive development plan.
The subdivision is consistent with all applicable plans.
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 suited for the proposed development. Increased lot sizes and setbacks from Lake Orono are
described in ordinance, and serve to protect the physical characteristics of the surrounding features
from impacts created by the development.
4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation,
erosion control and all other services, facilities and improvements otherwise required in this article.
The subdivision includes public utilities and stormwater infrastructure to meet city requirements.
Additional permits required to comply with erosion control standards are a requirement of approval,
and will be included as part of a future development plan.
5. The proposed subdivision will not cause substantial environmental damage.
The subdivision will not cause substantial environmental damage. The increased design standards for
parcels near natural environmental features ensure substantial damage will not occur.
6. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a
court.
The subdivision does not conflict with easements of record.
N:\\Departments\\Community Development\\Planning\\Agendas\\PC Packets\\2018\\03-27-2018\\6.2 sr P 18-03 Riverplace Second Addition PC 3-27-
2018.docx
7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring
land.
Neighboring land to the east is developed, but to an older standard when city services were not
available. This subdivision will not impact reasonable development/ redevelopment of this area and
future city roadway projects will ask the property owners for their desire to connect to city services.
Other neighboring properties are fully developed and the subdivision will not adversely impact these
parcels.
8. The proposed subdivision is not premature. A subdivision is premature if any of the following exists:
a. Lack of adequate stormwater drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
The subdivision is not premature as the above conditions have been provided for.
In reviewing the standards for approval of a preliminary plat, the proposed project meets the standards,
and is recommended for approval.
Financial Impact
None
Attachments
Location Map
Plat overlay
Preliminary Plat dated February 26, 2018
Preliminary Plans dated February 26, 2018
Staff Comment Letter dated March 12, 2018
N:\\Departments\\Community Development\\Planning\\Agendas\\PC Packets\\2018\\03-27-2018\\6.2 sr P 18-03 Riverplace Second Addition PC 3-27-
2018.docx
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Elk
River
13065 Orono Parkway
Elk River, MN 55330
March 12, 2018
Royal Oaks Realty, Inc.
Attn: Marcel Eibensteiner
1000 W Cty Roade E #150
Shoreview, MN 55126
RE: Riverplace Second Addition
via email: meibensteiner@royaloaksrealty.com
Staff conducted a review of the materials submitted on February 26, 2018. The following comments
and recommendations are intended to bring the project in line with current city requirements and
should be addressed on future plans. It is helpful to include a response letter to the comments
below. Unaddressed comments will be incorporated into recommended conditions for Preliminary
Plat approval.
General Comments
1. Include a sidewalk on the west side of the main street and the south side of 186`s Lane. Show
a connection to the trail along 185th Ave NW.
2. City ordinances include setbacks from the ordinary high water level of all stormwater ponds
— 25 feet no-mow/touch buffer and an additional 20 foot no structures setback (45 feet
total). Recent practice has required all rear lot lines to be out of the 25 foot buffer, and
include an easement for the next 20 feet in the rear of the parcels adjacent the
stormwater/wedand. This is only required if the pond is designed to hold water.
3. Please create a new oudot containing the infiltration area within block 1 that generally
follows the 883 contour.
4. Why is Oudot B included in the Plat? This appears to be a split from the property located at
13701 185th Ave NW. Please included the lot to adjacent parcels or include said property in
the plat.
Include the width of Lot 13, Bock 1 on preliminary plat?
Engineering
6. Grading into buffer/bluff in Lots 2&3, Block 3 is not permitted.
7. Plans and specifications should reference the City of Elk River Standards. These should
further be listed as governing over other referenced specifications with respect to conflicting
information
8. Prepare and submit development plan as part of final plan set
9. Adjust the tide block on page C2.1 as it is currently unreadable.
10. Recover all depth to sewer line in San MH 6 so sewer can be extend to the SE corner of plat
between Lots 3&4, Block 1. The drainage and utility easement may need to expand to
accommodate the utility.
Phone: 763.635.1000
Fax: 763.635.1090 P 0 W E R E 0 B Y
www.ci.elk-river.ran.us INAWREI
11. Show 0.1 -foot drop across all sanitary structures.
12. Include outside drop detail in final plans for San MH 3.
13. Adjust pipe directions on existing stormwater overflow pipe NW of the plat
14. Show all service locations on final plans.
15. No gate valves shown. Install per Elk River Municipal Utility direction.
16. Install pedestrian ramps at the trail crossing.
Stormwater
17. Provide soil borings verifying groundwater elevations.
18. Lake Orono is impaired for nutrients; please provide for all specific NPDES re@rements
related to impaired water bodies.
19. Submit full SWPPP and MIDS reports.
20. Please provide additional details related to pond #1 - How will it hold water at elevation 876
feet? Will it be lined? How will pond #1 overflow to infiltration area #1?
21. Show 100 year flood elevation on plan.
22. Rip rap is not allowed at culvert ends, articulated block is to be used in accordance with city
specifications.
23. Redundant sediment control is re@red upland of all water resources and infiltration basins
during active construction, update accordingly.
24. Show limit of disturbance line along the entire North side of the site adjacent to Lake
Orono.
25. Include proposed driveway slope percentage for each lot.
Environmental
26. The proposed plans show the necessary setbacks for the stormwater pond and setbacks
from the lake, which are all within an easement. The majority of the individual parcels will be
within the Shoreland Management District which limits hardcover to 25% impervious
surface and limits intensive vegetation clearing. The preliminary plans will also be sent to our
DRN Area Hydrologist for his review.
The Planning Commission will review the preliminary plat on March 27, 2018, at 6:30 p.m. here at
city hall. With a recommendation on that date, the City Council will review the item on April 16,
2018, at 6:00 p.m.
If you have any questions I can be reached at 763.635.1035. Please address these comments on
future plans submitted to the city.
Sincerely,
Zack Carlton
Planning Manager
zcarlton@E1kRiverMN.gov