6 PCSR 04-27-1993 '`/ _\( Item 6
icyoF TO: PLANNING COMMISSION
lk •
River FROM: STEPHEN ROHLF, BUILDING AND ZONING
ADMINISTRATOR
DATE : APRIL 20, 1993 5t
SUBJECT: PRELIMINARY PLAT REVIEW AND
ASSOCIATION VARIANCES FOR THE PLAT
OF CHERRYHILL BLUFFS SECOND
ADDITON BY RICHARD FOSTER/PUBLIC
HEARING, CASE NO. P 93-02
OVERVIEW
CherryHill Bluffs 2nd Addition consists of 52 single family
lots proposed with City sewer and water on approximately 26
acres . A proposed revision to this plat is encluded with this
memo. The revised drawing consists of 51 lots . Due to the
proposed revising, staff recommended the plat be brought back
to the Planning Commission and the City Council agreed. The
Planning Commission reviewed the original plat at their March
23, meeting, and recommended denial for the following reasons :
1 . Ownership of Property - At the time of the Planning
III Commission' s review, the Council had rejected the
developer' s offer to purchase the southern five acres
included in the plat. This issue has been resolved and
the Council has agreed to sell the land to Mr. Foster.
A new issue on ownership has arisen. The Minnesota
Department of Transportation apparently owns a 66 ' wide
strip in the southern end of the plat which affects Lots
1-5, Block 4 . This 66 ' wide strip is part of the parcel
the City thought they owned. The City Council has
authorized the City Engineer to negotiate with MnDOT on
purchasing this strip of property so that they can sell
the entire City parcel to Mr. Foster.
2 . Lack of Water Capacity and Pressure to Serve the Plat -
Currently, the City lacks water capacity through the
booster pumps located in Deerfield III to serve this
plat. The addition of a water tower in this area would
resolve this problem in the future.
Mr. Foster currently has 50 vacant lots between the plats
of Hillside Estates and CherryHill Bluffs 1st Addition.
He is proposing that some legal mechanism allows him only
50 building permits between the plats of Hillside Estates,
CherryHill Bluffs 1st Addition and CherryHill Bluffs 2nd
• Addition, once the water tower has been ordered. The City
Attorney is looking at this option as a possibility to
allow Mr. Foster to plat CherryHill Bluffs 2nd Addition.
However, the Attorney is not sure if a legal document can
720 Dodge Avenue N.W., Elk River, Minnesota 55330 (612) 441-7420
PP, CherryHill Bluffs 2nd Addn. Page 2
April 20, 1993
• be drawn up that would be binding on future purchasers of
the lots in Hillside Estates and CherryHill Bluffs 1st
Addition, which have already received final plat approval .
Another alternative Mr. Foster wanted explored was a new
trunk line coming from the existing water tower west of
Highway 169 . The extension of this trunk line would be
part of the overall trunk system identified to serve this
area. According to City Engineer, this would not
alleviate the problem with water capacity or pressure.
Staff is recommending the Planning Commission not table or
recommend denial of this plat due to the water issue. The
issue of a tower may be resolved as early as May 3, 1993 .
If it is not resolved satisfactorly, staff will make the
appropriate recommendation to the City Council . Staff is
recommending this preliminary plat be contingent upon the
issue of water being resolved prior to final plat approval .
3 . Variances - The Planning Commission recommended approval
of the variance for Evans Street as shown on the original
plat, but recommended denial of the variance for Freeport
Street. Mr. Foster is proposing to have Freeport Street
loop back to Evans Street to alleviate the concern with
this overly long dead-end, as shown on his revised plat.
• Freeport will still need a variance because it is still
considered a dead-end. However, the issue of only having
one way in and out to the lots in the plat is reduced to
that short chunk of 190th Avenue between Dodge Street and
Evans Street. Staff is recommending approval of the
variance for Freeport because we feel, considering the lay
of the land, the developer has done what he can to
alleviate the concerns .
RECOMMENDATION
Referring the Planning Commission to staff ' s memo to them dated
March 19 , 1993, for other details regarding this plat, staff is
recommending approval of this preliminary plat with the
following stipulations :
1 . PRIOR TO FINAL PLAT, LOT SIZES AND WIDTH REQUIREMENTS ARE
VERIFIED TO MEET CITY STANDARDS ON THE REVISED VERSION OF
THE PLAT.
2 . THE DRAINAGE PLAN FOR THE PLAT BE APPROVED BY THE CITY
ENGINEER PRIOR TO COUNCIL REVIEW OF FINAL PLAT. FURTHER,
THAT OUTLOT D AND OUTLOT B BE DEDICATED TO THE CITY
BECAUSE THEY ARE INTRICATE PARTS OF THE PLAT DRAINAGE. IN
• ADDITION, THAT AN ARMY CORPS OF ENGINEERS AND DNR PERMIT
IS OBTAINED TO ACCOMPLISH DRAINAGE IN THE PLAT, IF
REQUIRED. LASTLY, THAT MNDOT APPROVE THE DRAINAGE PLAN
PP, CherryHill Bluffs 2nd Addn. Page 3
April 20, 1993
• AND ALLOW A CONSTRUCTION PERMIT WITHIN THE RIGHT-OF-WAY TO
ACCOMPLISH PLAT DRAINAGE.
3 . MNDOT' S NOISE STUDY IS CONSIDERED AND THE DEVELOPER
PROVIDE PLANS FOR BUFFERING THE PLAT FROM HIGHWAY NOISE
PRIOR TO COUNCIL REVIEW OF FINAL PLAT.
4 . NORTHERN NATURAL GAS COMPANY' S REQUIREMENTS FOR WORK IN
THEIR GAS EASEMENT BE INCORPORATED IN THE PLANS AND SPECS
FOR THE IMPROVEMENTS IN THE PLAT PRIOR TO FINAL PLAT
REVIEW.
5 . CITY OWNERSHIP OF OUTLOT C IS CONSIDERED AND THIS OUTLOT
IS DEEMED UNBUILDABLE.
6 . PRIOR TO FINAL PLAT REVIEW BY THE CITY COUNCIL THE
DEVELOPER MUST SUBMIT A DEVELOPMENT PLAN FOR STAFF
APPROVAL.
7 . ROAD NAMES ARE ADJUSTED AS PER STAFF' S RECOMMENDATION.
8 . THIS PLAT IS CONTINGENT UPON VARIANCES BEING GRANTED FOR
BOTH ROADS .
9 . PARK DEDICATION BE $400 PER ADDITIONAL LOT CREATED.
• 10 . SLOPES OF 30% OR MORE ARE PROTECTED BY EASEMENTS AND
SPECIFICALLY THE SLOPES ON THE WEST SIDE OF LOTS 3-7 ,
BLOCK 2, ARE PROTECTED BY EASEMENTS.
11 . TREES REMOVED FOR CONSTRUCTION OF IMPROVEMENTS IN THE PLAT
AND HOUSES HAVE THEIR STUMPS REMOVED WITHIN 24 HOURS OF
THE TREES BEING DROPPED OR HAVE THEIR ROOTS SEVERED FROM
THE TREES THAT ARE TO REMAIN PRIOR TO FELLING. FURTHER,
THAT ROOTS EXPOSED BE BURIED THE SAME DAY THEY ARE
EXPOSED. LASTLY, THE TREES THAT ARE TO REMAIN AFTER
CONSTRUCTION ARE PROTECTED FROM MECHANICAL DAMAGE BY
ROPING OFF THEIR DRIP LINE .
12 . THE COMPLETION DATE FOR THE IMPROVEMENTS IN THIS PLAT IS
ONE YEAR FROM THE DATE OF FINAL PLAT APPROVAL.
13 . PRIOR TO RECORDING THE PLAT THE DEVELOPER MUST SUPPLY THE
CITY WITH A LETTER OF CREDIT OF 100% OF THE ESTIMATED COST
OF THE IMPROVEMENTS IN THE PLAT OR WHATEVER PERCENT IS
CITY POLICY AT THE TIME OF RECORDING.
14 . THE STIPULATIONS OF APPROVAL OF THIS PLAT ARE AGREED TO
THROUGH A DEVELOPERS AGREEMENT.
• 15 . THE DEVELOPER REIMBURSE THE CITY FOR THE COST INCURRED IN
REVIEWING THE PLAT PRIOR TO FINAL PLAT REVIEW.
PP, CherryHill Bluffs 2nd Addn. Page 4
April 20, 1993
• 16 . THE PLAT IS CONTINGENT UPON THE EXECUTED SALE OF CITY
PROPERTY TO THE DEVELOPER WITH THE ISSUE OF MNDOT' S
PROPERTY BEING RESOLVED.
17 . THIS PLAT APPROVAL IS CONTINGENT UPON A SATISFACTORY
RESOLUTION OF THE ISSUE OF WATER CAPACITY AND PRESSURE
PRIOR TO FINAL PLAT REVIEW.
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