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5.10 PCSR 06-28-1994 AGENDA ITEM 5. 10 ty of Coo�j U 1kijver MEMORANDUM TO: PLANNING COMMISSION FROM: STEVEN B. ACH, CITY PLANNER, DATE: JUNE 28, 1994 SUBJECT: PRELIMINARY PLAT REQUEST AND CONDITIONAL USE PERMIT BY RIVERSIDE DEVELOPMENT, PUBLIC HEARING, CASE NO. CU 94-26 & P 94-06 REQUEST A. Request for preliminary plat approval to subdivide approximately 40 acres into 88 single family lots. B. Request for a conditional use permit to develop a residential Planned Unit Development . 1111 LOCATION North of Auburn Avenue extension and south of 197th Avenue ZONING / LAND USE (Proposed) Planned Unit Development / MR (Medium Density Residential) ATTACHMENTS Memo from Terry Maurer dated June 15, 1994, Location Map, Zoning Map, Preliminary Plat, Grading Plan OVERVIEW The proposed preliminary plat is relatively consistent with the developers concept plan for the entire 240 (plus or minimum) acre development. The proposed plan includes a total of 88 single family lots, five more than the concept plan had illustrated. 41) P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Hillside Estates Page 2 June 28, 1994 • The proposed development is an extension of the Hillside Estates 1st, 2nd, and 3rd Additions. The development will require extending City water and sewer to serve the proposed 88 single family lots. The northerly and eastern limits coincide with the current urban service area for the City water and sewer area. There are currently no plans to extend City services into these areas. GENERAL CHARACTERISTICS The property has rolling terrain with a mixture of wooded and open areas. Utility easements for Northern States Power, United Power Association, and Northern Natural Gas bisect the property. Isolated wetland areas are also present on site. WETLANDS Throughout the plat there are areas that appear to be wetland. A complete wetland delineation will need to be conducted identifying all the wetland areas. Based on this delineation, the proposed preliminary plat may have to be adjusted to protect those identified wetlands in accordance with the Wetland Conservation Act. ENVIRONMENTAL ASSESSMENT WORKSHEET An Environmental Assessment Worksheet (EAW) is being prepared for this plat along with adjacent property that is controlled by Riverside Development. The EAW should be completed and ready for presentation to the City Council in July. Preliminary plat approval can be granted with a condition that the City Council accept the EAW and declare an Environmental Impact Statement (EIS) is not necessary. Prior to final plat approval, the City Council will need to take action on the EAW. LOT SIZES Based on the physical constraints of the property, lots sizes vary from 10,500 to 29,000 with an average size of roughly 13,000. Most of the lots typically have a frontage of approximately 85 feet and a depth of 125-150 feet. Upon review of the plat, the following lots may present problems and should be given consideration for revisions: • Lots 10-13, Block 1, are double frontage lots and should have a minimum • depth of 135 feet. hillpcu.pc Hillside Estates Page 3 June 28, 1994 • • Lot 1, Block 1, is encumbered by a utility easement and has inadequate buildable area. • Lots 1 and 2, Block 3, have a depth of 103 feet. This should be increased to a minimum of 120 feet. • Lots 18 and 19, Block 3, have a minimum depth that should be increased. • There are several corner lots throughout the plat that have a width of less than 100 feet, which is the minimum required in a typical Ric development. This reduction is one of the variations proposed by the developer as part of the Planned Unit Development. • The City's subdivision design standards require side lot lines to be substantially at right angles to straight lines and radial to curve streets. The proposed plat has some lots primarily along 195th Street and Auburn Avenue that should have their lot lines adjusted to meet this standard. ROADS The preliminary plat has been designed with the extension of future roads beyond the limits of the plat. Three of the roads will provide access to future additions of the Hillside Estates Planned Unit Development. On the other hand, 195th Street terminates at the eastern limits of the plat and would • provide access outside of the Hillside Estates Planned Unit Development. This would occur at the time development is proposed for that area. All of these future road extensions should be constructed to the limits of the plat to avoid any misunderstandings with future home owners. PARK AND RECREATION RECOMMENDATION At the time this report was made, the Park and Recreation Commission had not made a recommendation on the park requirements for this development. However, based on the concept plan submitted in 1992, there are two issues that may need to be included as part of this plat. They include dedicating land for a neighborhood park site as well as identifying the north/south trail corridor. Depending upon the Park and Recreation Commission's recommendation, the plat may need to be modified accordingly. TREE PROTECTION A majority of the plat is outside the primary wooded areas. However, there are some lots with tree masses existing on them. The grading and development plan should be prepared to minimize grading within these tree areas. Retaining walls and tree wells should be incorporated to save as many III trees as possible. hillpcu.pc Hillside Estates Page 4 June 28, 1994 • With the issuance of each building permit, a close examination of the existing trees should take place and be incorporated into the house location on the site. In addition, custom grading should also be done on each site maximizing the protection of the remaining trees after the rough grading and house construction. STREET LIGHTS The developer will be required to have street lights installed throughout the subdivision as determined by the City and/or Elk River Municipal Utilities. CONDITIONAL USE PERMIT The conditional use permit is used to establish development standards and uses within the proposed Planned Unit Development. The developer is requesting setbacks be consistent with those in Hillside Estates First, Second, and Third Additions, which are as follows: • House Front Yard - 30 feet Side Yard - 10 feet • Corner Side Yard - 30 feet Rear Yard - 30 feet • Garage Front Yard - 30 feet Side Yard - 6 feet Corner Side Yard - 30 feet Rear Yard - 6 feet In terms of permitted and conditional uses allowed in a Planned Unit Development, staff is recommending that uses set forth in the R1c section of the Zoning Ordinance be adopted and made part of the Planned Unit Development Agreement for Hillside Estates. The Planned Unit Development Agreement will need to be prepared and executed prior to releasing the final plat. LANDSCAPING Planned Unit Development's typically have a design element that provides continuity and establishes a sense of unified development. Often times, this continuity is achieved through landscaping techniques. The developer should present a landscaping concept for review to satisfy the continuity element of • the Planned Unit Development. Furthermore, one front yard tree at intervals of every 60 feet shall be provided. Credit will be given for existing hillpcu.pc Hillside Estates Page 5 June 28, 1994 S trees, however, a plan will need to be submitted identifying the intended location of trees. The landscaping theme mentioned above can be included on this plan. RECOMMENDATION It is recommended the Planning Commission recommend approval of the following: A. Preliminary plat to subdivide approximately forty (40) acres with the following conditions: 1. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED PRIOR TO RELEASING THE PLAT FOR RECORDING. 2. COMMENTS FROM TERRY MAURER'S JUNE 15, 1994, MEMO BE ADDRESSED AND INCORPORATED INTO THE PLAT. 3. A COMPLETE WETLAND DELINEATION BE CONDUCTED SAND INCORPORATED INTO THE PLAT. ALL IDENTIFIED WETLANDS SHOULD BE PROTECTED WITH A DRAINAGE AND UTILITY EASEMENT. 4. RECOMMENDATION FROM THE PARK AND RECREATION COMMISSION BE INCORPORATED INTO THE PRELIMINARY PLAT PRIOR TO BEING SUBMITTED TO THE CITY COUNCIL. IF THE RECOMMENDATION IS FOR PAYMENT OF CASH, THIS CASH PAYMENT SHALL BE MADE BASED ON THE FEE AT THE TIME OF FINAL PLAT APPROVAL. 5. STREET LIGHTS BE PROVIDED THROUGHOUT THE PLAT AS REQUESTED BY THE CITY. 6. A DEVELOPMENT PLAN BE SUBMITTED FOR CITY REVIEW AND APPROVAL. PLANS SHOULD IDENTIFY FINISHED FLOOR ELEVATIONS, LOT CORNER ELEVATIONS, AND TYPE OF HOME. THIS PLAN NEEDS TO BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF ANY BUILDING PERMITS. 7. PRELIMINARY PLAT APPROVAL IS CONTINGENT UPON • THE ZONE CHANGE TO PLANNED UNIT DEVELOPMENT BEING APPROVED BY THE CITY COUNCIL. hillpcu.pc Hillside Estates Page 6 June 28, 1994 • 8. NECESSARY DRAINAGE AND UTILITY EASEMENTS BE PROVIDED THROUGHOUT THE PLAT. 9. THE VACANT AREAS SOUTH AND EAST OF 195TH AND AUBURN, AND NORTH AND WEST OF 194TH AND AUBURN BE INCLUDED IN THE PLAT EITHER AS PARK LAND (IF RECOMMENDED BY THE PARK AND RECREATION COMMISSION) OR AS AN OUTLOT TO BE REPLATTED AT A FUTURE DATE. 10. A TREE PROTECTION PLAN BE SUBMITTED WITH EACH BUILDING PERMIT. B. Conditional use permit for a residential Planned Unit Development with the following conditions: 1. A PLANNED UNIT DEVELOPMENT AGREEMENT BE PREPARED AND EXECUTED PRIOR TO RELEASING THE PLAT FOR RECORDING. 2. SETBACKS MEET THE FOLLOWING: • • House Front Yard - 30 feet Side Yard - 10 feet Corner Side Yard - 30 feet Rear Yard - 30 feet • Garage Front Yard - 30 feet Side Yard - 6 feet Corner Side Yard - 30 feet Rear Yard - 6 feet 3. A LANDSCAPE PLAN BE SUBMITTED IDENTIFYING A COMMON LANDSCAPE THEME THROUGHOUT THE ENTIRE PLANNED UNIT DEVELOPMENT AS WELL AS FRONT YARD TREES EVERY SIXTY (60) FEET. 4. UNIFORM MAIL BOX DESIGN BE PROVIDED THROUGHOUT THE DEVELOPMENT. A DETAIL BE SUBMITTED FOR REVIEW • hillpcu.pc St CONSULTING ENGINEERS June 15, 1994 File: 230-233-11 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 CIVIL ENGINEERING: RE: HILLSIDE 4TH ADDITION ENVIRONMENTAL Dear Mr. Ach: MUNICIPAL As requested, we have reviewed the submittal information for the Hillside 4th Addition. The PLANNING submitted information was prepared by Hakanson Anderson Associates, Inc., and consisted of a preliminary plat dated May 10, 1994, and a 2-sheet grading and drainage plan dated •STRUCTURAL June 2, 1994. Based on our review, we would offer the following comments. SURVEYING A. Preliminary Plat TRAFFIC 1. Lots 11, 12, and 13 of Block 1 end up to be double frontage lots between 196th Street and 197th. These lots should be reevaluated to determine if there TRANSPORTATION is a method by which the undesirable double frontage lots could be eliminated. 2. Lots 1 and 2, Block 3, are fairly shallow at just over 100 feet deep. It appears that it would be relatively easy to make them deeper by moving the rear lot line of Lots 19, 20, and 21 further to the south. 3. Lot 18, Block 3, on the rear of the 195th Lane cul-de-sac, is fairly shallow when measured from east to west. This lot depth is approximately 100 feet. This will be a fairly hard lot to develop. Additional depth should be added. 1326 Energy Park Drive Sr.Paul,MN 55108 4. Lot 1, Block 1, has an easement along the west side which makes the buildable area of this lot very small. 612-644-4389 Fax:612-644-9446 5. Zane Circle is a cul-de-sac with no tangent prior to meeting Zane Avenue. This will be very difficult to make traffic movements in and out of. This area •9800 Shelard Parkway should be reconfigured and either some additional tangent depth added or the cul-de-sac redefined to eliminate the pointed areas where the cul-de-sac and Minneapolis,MN 55441 Zane Avenue intersect. 612-546-0432 Fax:612-544-6398 • Mr. Steve Ach June 15, 1994 Page Two 6. It is not clear what the purpose is of Outlot A and Outlot B along the east side of the plat. 7. The zoning of this property is PUD; however, the makeup of the lots follows very closely an R1C zoning. If it were to be evaluated as an R1C zoning, several of the corner lots are deficient in width. These would include Lots 1, 12, and 13 of Block 9; Lot 1 of Block 5; Lot 1 of Block 4; and Lot 21 of Block 3. 8. There are areas immediately south of Block 4 and south of Block 9 which fall north of the NSP easement. It is not clear why these areas are not included in the plat. It does not appear that there are uses for these areas, especially one adjacent to Block 9, for future phases. Consideration should be given to including portions of this area in the current plat. B. Grading and Drainage Plan • 1. Many of the blocks have rear yard drainage that flows through the middle of the lots rather than being directed toward the rear lot line and then across adjacent properties. The grading plan needs to be reconfigured to get drainage to the rear of the lots before flowing across adjacent properties. This will eliminate the need for drainage easements across the middle of lots. 2. There is a low area in Lot 16, Block 9, and also in Lots 18, 19, and 20, Block 9, and just south of Lot 2, Block 4, which need to be investigated to determine whether or not they are wetlands. If they are determined to not be wetlands, but are not filled, then easements need to be provided around them, especially the one that falls in Lots 18, 19, and 20, Block 9. 3. It appears that slightly more storm drainage piping will be required to eliminate long reaches of overland street flow. Also, there is no storm drainage facilities shown for the low area in front of Lots 3 and 4, Block 4, on 195th Street. The final drainage plan should conform to the approved overall plan for the entire Hillside development. 4. The typical street section shown on sheet 2 of 2 of the grading and drainage plan is slightly deficient in width. The City requirement is 32 feet face to face, and the section shown is 32 feet back to back. The thickness of the section shown is adequate. • Mr. Steve Ach June 15, 1994 Page Three 5. There are storm drainage facilities shown on 196th Street which flow westerly, outletting into a low area outside of the plat boundary. An easement over this low area will be required to discharge drainage into it. If you have any questions regarding these comments, please call. Sincerely, MSA, CONSULTING ENGINEERS r9%����Lc2e() Terry J. Maurer, P.E. TJM:tw 233-1505.jun • • • ril°;7 1 . r-1 ... 11 - 111p 1111111%ii 1 J1! 1/4111** 6 b y - .• !pm ‘711...-. . ____. : .• , 1 UZI . , .IIrl / • iii, 1 Twmar#An IligG mi. Is drA plq .4011,11011 inimpor. 0 jeArlhaiii 1111. ,Aim ..k.-1- . isr .e7. . 4 .* $.4105paimr4,2 atulitirmi ;141k 1911.i. :..-:.r7 . \ \ , 5 , : . ,- 7.4. _' ...----, 7, . 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' ZONING MAP _ _ Eg Floodplatn IR2 I Two Family Residential - [C31 Highway Commercial LE Agricultural Conservation Two Family Residential I 11 I Light Industriai R=la Single Family Residential IR3 I Townhouse/Multiple Family Residential I 12 1 medium industrial 1R4 I Multiple Family IRibi Single Family Residential Residential FW1-9 Solid Waste Faclity 411,Q ---\.( [MCI Single Family Residential i.31.. Planned Unit Development IAT] Antenna Tower -:...‘ '11c11 Simi*Family Residential = Central Commercial 'ME] Mineral Excavation \ Lpti/i [Mel Single Family Residential [C2 I Of rice District Allillitambs / 1‘‘ ) City of .t. CASE P 94-06 , Eisk R. 1 ver P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • I� =,141.01 t r n �s7a'SO" / % Re a2O.QO 10 oB E Jj- 1 - X L =,130.72 n f 2e48'27• . R: .28000 �I i � DATE SION s 6704 fHe1 Nie lee. epeelN�1eh� anon P p�Porea REVI S 00'11r'S8 t 5 fir I E a Eer Ma love of � � .:, me smM o�uin�eeem Oofe oql No. I FGFNO . 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G DAM REVISION REVISION SCALE HD anson PREIJMINARI' GRAD SAND DRAINAGE PLAN sR[Er �.,� \'� '• 4 � a>1��,1 ; PRR Nai. N«a �' = So'' ■■■ Anderson HILLSIDE ESTATES FOURTH ADDMIDNFOR DMS Assoc.,In G. RNERSIDE DEVELOPMENT CORPORATION WF 7,��% ,\.,, L __..'48.3 I �"x ��23 ��, 0.255 \ amlmn more 5yrs0. s.voa. k I.nareeos naMMnM CITY OF ELK RIVER, MINN. 2 A• -.. -,p 12ii3.19e �' f " �'•.0 ♦ w S 8 *56!51" IWnm m.t AMa Mrt�Me I.Y10] e . PRR wu an1E Fw[ xa. sHtErs - ....R . etz- seea Fax sIz-1z)-JWt 6 94 2135.04 a's7'14" w L-2 107.2 30'55'35" E L 3 ,182:1 is a' " IN L-4 93.95 L-5 160.58 5w L-6 176.51 N 72'4314 L-7 172 47 1 N -25'0330" IN 111 1 r_ 1 'N6��J IT mo;'OSS) STORM SEe.ER It N-46.01 I88'1318 E\ OF SO s iFmton > rt `� time or onaer may alreci au�Mai " w o w 100 ana mal I a aMy Rag e[ema aA .�---��� � / //✓ice, � / i� . � � ,.�,..� � � 1M — eamnol ayire.r "na« le.a er G\ Slab of Mnneeoto SGtE IN FEET mba�Na. ` ,�/✓C'.?e`\\4.;. 21 }501G.DWG- y. ? G DAM REVISION REVISION SCALE HD anson PREIJMINARI' GRAD SAND DRAINAGE PLAN sR[Er �.,� \'� '• 4 � a>1��,1 ; PRR Nai. N«a �' = So'' ■■■ Anderson HILLSIDE ESTATES FOURTH ADDMIDNFOR DMS Assoc.,In G. RNERSIDE DEVELOPMENT CORPORATION WF 7,��% ,\.,, L __..'48.3 I �"x ��23 ��, 0.255 \ amlmn more 5yrs0. s.voa. k I.nareeos naMMnM CITY OF ELK RIVER, MINN. 2 A• -.. -,p 12ii3.19e �' f " �'•.0 ♦ w S 8 *56!51" IWnm m.t AMa Mrt�Me I.Y10] e . PRR wu an1E Fw[ xa. sHtErs - ....R . etz- seea Fax sIz-1z)-JWt 6 94 2135.04 1 ` - �1�9,TU rxvr NUE:NI IN •O 9"FRBU N 2, 3" a61 0.a I1 7{8 r B g"I 9...� i.72 ^I 9 l'0l ' 'e4 1 z ' a4 Ir1�,,� I ' !a `ate w .... REET Tw � n rz{�� $ R R4 �R /�i r-. 1' h/i , 24z•s� zP� �$ m:.^te� @2_ .S, – r.- 3� G� .. i,% i �• 2AIR 9 1��101� 96.9 CBJ� t`r—OJ 93'J� Zowop an I .,- q � m in�� A. JRil�•. t /,t\ � l m � ill m rn � 1iT _. 1 I f7 1741.16 sa. rt 15 ,. LiA Nl 1 (' FP' m ZA E 3 RSI n49, ' •1 t v".' I 5 ;s 2/a.T 0. �A'v � t,$e>Z �\ !v 43 m 19 1 its '" I � p \. {{ C ,, F=29206 sL. rL. A �16 J �e �13q :1 Jr t +4 2 , .. L-1 L-2 156.5 90 . 34`5 T I L 3 174 Ja2.15 193.95 18 7 $+3Y 1 -S•1 ; W L 5' 80. sfiti L-6 76. x.72437 L--7-; ' M.47 N 25 G — 251450. ;46 ht 2 00 > e, p 61 ]fi rr ` 1�� \ \� �e Z85 0+ p a� 8 ' JF:! I -� � I '� w a _ iflg.23 1 0.25 Fir AD �. I �� " � 0..'�' ����r �n` /a �ii �6= A"S ee�e.e� @• - r � W I It ,00 0 ,m 200 S UE IN FEET OWNER h DEVELOPER: RIVERSIDE DEVELOPMENT CORP. 241 4 241 E.,. Main Street Ellph River, MinnNall41-0714 55330 pMrw: 241 -GT,4 SURVEYOR/ENGINEER HANANSON ANDERSON ASSOC. INC. 222 Marcos Street Anoka, MInnesoM 55303 phone: 427-5860 ORE May 31, 1994 DOSTING ZONING: R1E PROPOSED ZONING: PUD Minimum lot weo a 10,000 MW..Mm lot width = 80 PROPOSED BUILDING SETBACKS: Minimum Front Yard: 30 MInimumStile Yard: 6 Mil Rear Yard: 10 PROPOSED WATER SERMCE Municipal Water PROPOSED SEWER SERVICE: Municipal Sewer TOTAL NUMBER OF LOTS: Be AVERAGE SIZE 13,519.07 SOUME FEET LARGEST LOT 23.140.02 SOIIARE FEET SMALLEST LOT 10,152.56 SQUARE FEET PROPERTY DESCRIPTION FOR PRELIMINARY PIAT Part o, the West Haff o, the NoMwasl Courter of Section 26 and that part of the Northeast Quarter of Section 27 which lies narthedy of the south 92&55 feet thereof all in Township 33, Range 26. Sherburrn County, Minnesota. I hereby cel that MIs awr j. plan orreport was prepartd by me or under ay, direct superl and Mat Iam a duly Registand M LaM Surveyor under e Mwe of the State o, Minnesota. Charbe R. Christopherson Reg. No. Date art. SCALE PRELIMINARY PLAT '— Anaerson o CHC HX MAIN ff. ,• _ ,DD' Anderson of DMS Assoc.,inc, HILLSIDE 4TH ADDITION 010M W La'.,, cants a CIN OF ELK RIVER L CRC VKf 222 Morme `beet Mom. Mmnnom 55303 On,E nlE x¢ SHEETS 512-427-5860 FM 612-42)-3401 5 ,D 94 2135.04