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7.3. SR 04-16-2018 EGty1� ,.,�� Request for Action River To Item Number Mayor and City Council 7.3 Agenda Section Meeting Date Prepared by Public Hearin s Aril 16, 2018 Zack Carlton,Planning Manager Item Description Reviewed by Preliminary Plat: Riverplace 2nd Addition Chris Leeseberg, Senior Planner Reviewed by Cal Portner, City Administrator Action Requested Approve,by motion, the Preliminary Plat for Riverplace Second Addition with the condition requiring staff approval of updated plans satisfying all comments in the staff comment letter dated March 12, 2018. Background/Discussion Case No. P 18-03 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 is currently used for agriculture and a 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. Planning Commission During the public hearing,neighboring residents asked about the existing tree line along the west side of the land to be subdivided. The applicant addressed their concerns during the meeting by stating he will, to the best of his abilities,leave approximately 20 feet of undisturbed area along the west side,preserving many of the trees in question. A resident also asked about a possible roadway connection to the east. Road and utility stubs are included in this plat,but at this time there are no plans for road or utility connection to the east. The Planning Commission unanimously recommended approval of the preliminary plat. Financial Impact None Attachments ■ Planning Commission Packet dated March 24, 2018 ■ Plan Updates received March 21, 2018 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 Eof lly - Request for Action River To Item Number Planning Commission 6.2 Agenda Section Meeting Date Prepared by Public Hearin s March 27, 2018 Zack Carlton, PlanningManager Item Description Reviewed by Royal Oaks Realty, Inc.—13707 1851h Ave NW Chris Leeseber , Senior Planner ■ Preliminary Plat—Riverplace Second Addition, Reviewed by 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 oudots 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 186`h Lane,which will connect with existing trails in the area. P0WFRID sr NA R 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-oning regulations (article "of this chapter)and conforms in all respects with all requirements of this Code, ' din the honing 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 speaali.Zed 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 mill 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\Case Files\P\P 18-03 Riverplace Second Addition\4-Planning Commission\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\Case Files\P\P 18-03 Riverplace Second Addition\4-Planning Commission\6.2 sr P 18-03 Riverplace Second Addition PC 3-27-2018.docx err E +� r� y � Ob U5 Q a TH uj IL ,I tCl *— L ,,rrxx i` fUkNJ Cl1lv. 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W > _j p LU - ------ c z ------------------------ ab - co MAL 2zg- M 10 Qj 2o- M ----------I ----------- hU Lu 6 J -------------- 9 ad L CL L A2 F- F--wo ---7 LU J�a L-z--- o�o��o as I ui oma 2RU NORTH ----------- sg �a ES HN d2- El L---- ---------- ----------- M W ui Da L---------- Z U) ------ 10 L---------jI--------- eo Z ---- ---------- smm uj LU's Z 0(o LL< Li L,0 CL it ---------- L----------J ------------------- - �q MO ,_H__________________---_V ------------------A--vrwv� N W. z, D wor---------------------------------------- -------------- Elk River 13065 Orono Parkway Elk River,MN 55330 March 12,2018 Royal Oaks Realty,Inc. via email: meibensteiner@royaloaksrealty.com Attn: Marcel Eibensteiner 1000 W Cty Roade E #150 Shoreview,MN 55126 RE: Riverplace Second Addition 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`h 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/wetland. This is only required if the pond is designed to hold water. 3. Please create a new outlot containing the infiltration area within block 1 that generally follows the 883 contour. 4. Why is Outlot 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. 5. 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 title 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 D V E R E D e r www.ci.elk-river.mn.us INATUREJ 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 requirements 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 required 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. 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