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5.6 ( X ey of I MEMORANDUM Elk • Rlver TO: Planning CommissionItem# 5.6 FROM: Steve Ach, City Planner DATE: May 27, 1997 SUBJECT: Preliminary Plat Request by Good Value Homes (Cherrywood Hills), Public Hearing Case No. P 96-13 Request Good Value Homes is requesting preliminary plat approval to subdivide approximately 38 acres into 68 single family lots. • Location Subject property is located in the northwest corner of Proctor Road and 193rd Avenue. Zoning/Land Use Rlc (Single Family Residential) / MR (Medium Density Residential) Attachments • Memo from City Engineer dated May , 1997 • Zoning map • Proposed development plans • Pedestrian plan for the area • Original plat Background Earlier this year, the Planning Commission reviewed a preliminary plat • request by Good Value Homes to subdivide the same piece of property before the Planning Commission this evening. The previous application was a 13065 Orono Parkway • P.O. Box 490• Elk River, MN 55330 •TDD &Phone: (612) 441-7420• Fax: (612) 441-7425 Memo to the Planning Commission/P96-13 May 27, 1997 Page 2 • request to subdivide the 38 acres into 79 single family lots. The Planning Commission and City Council denied the preliminary plat request based on the following: • The plan's proposal to remove all of the existing trees on site • Lots within the proposed plans that did not have adequate depth. • Internal drainage concerns that were not adequately addressed • The proposed plan was inconsistent with the adjacent development and may have had adverse impacts on the reasonable development . of the project. • The plan was inconsistent with the comprehensive plans and goals to encourage subdivision design which protects wooded areas and natural contours. Attached are the minutes from both the Planning Commission and City Council meetings regarding this previous application, along with the resolution denying the preliminary plat. Overview of Proposed Plat The proposed preliminary plat has been revised from the original drawing by • reducing the number of lots to 68, redesigning the roadway, increasing the depth of proposed lots within the plat and giving some consideration to the natural characteristics of the site. Project Design The proposed plat still includes a roadway system that ties into Lafayette Woods to the north, and has a street connection to Proctor Avenue which is aligned with Highland Road immediately to the east. The plat also has a street that ties into the Lafayette Woods project immediately to the west. A cul-de-sac in the northeast corner has been included to access four new lots and the existing home. The proposed plat has more of a "rectangular or grid" design, as opposed to the previous plat that included curvilinear streets. Staff would recommend that the developer look at the possibility of including minor curves in the street to break up the long, straight blocks that are proposed. Lot Sizes The proposed lots in the plat range in size from 53,000 square feet down to the 11,000 square foot range. All of the lots do have a minimum depth of 135 feet and a minimum frontage of at least 80 feet. This is consistent with the • Planning Commission's and Council's recent adoption of the ordinance, f:\shrdoc\planning\pc\cherrywd.doc Memo to the Planning Commission/P96-13 May 27, 1997 Page 3 • increasing the minimum lot size in the R1c district. The overall density of the project has decreased from 2.36 units per acre down to 1.8. This is a little more consistent with the development of Lafayette Woods immediately to the north and west. Natural Characteristics As mentioned earlier the lots along the north part of the plat adjacent to Lafayette Woods have been increased in depth by 20 feet. The plat has also been redesigned slightly to shift the east end of the cul-de-sac further to the south allowing some lots to be increased in depth from approximately 164 feet up to 220 feet. Although there is an increase in depth in the lots, the number of trees that will actually be saved along the north portion of the property will not be known until the preliminary grading of the site is actually completed. Pedestrian System Attached is a map illustrating the pedestrian system for this area. As previously presented to the Planning Commission a sidewalk has been constructed along the west side of the street entering this site from Lafayette • Woods directly from the north. This sidewalk will continue south along the west side and ultimately along the south side of the road through the plat to Proctor Road. As part of the Park and Recreation recommendation, there is also a trail corridor extending south of the cul-de-sac adjacent to 193rd Avenue which will provide the opportunity for a trail connection to the 193rd Avenue corridor. Eventually there is anticipated to be a detached trail along the west side of Proctor when that road is upgraded at some point in the future. This improvement along Proctor Avenue will tie the sidewalk from Lafayette Woods into a system that will then carry the pedestrians south along Proctor Road the various destination points. The wetland in Outlot A will need to be partially filled in order to construct the proposed road and sidewalk. It appears a retaining wall of 12-14 feet will be necessary along the street's south edge. Since a sidewalk is planned for this side of the road, the developer will need to include a fence or guardrail along the retaining wall and sidewalk. 193rd Avenue Once again the issue of 193rd Avenue should be discussed by the Planning Commission as it relates to this preliminary plat. As staff has presented to the Commission at previous meetings, it is recommended 193rd be eliminated • for vehicle traffic and converted to a non-motorized trail corridor connecting f:\shrdoc\planning\pc\cherrywd.doc Memo to the Planning Commission/P96-13 May 27, 1997 Page 4 • Proctor Avenue and the City trail (along the former railroad corridor). This will channel the traffic along Proctor Avenue down to County Road 1 at a point where there is a future signalized intersection planned. The residents within the proposed plat as well as Lafayette Woods will still have an opportunity to use the local streets from those developments and gain access to County Road 1 near the City trail crossing of County Road 1. The future of • 193rd Avenue is somewhat critical in terms of approving the proposed plat as well as future additions of Lafayette Woods. If 193rd was to remain in place the funding to upgrade this street would have to be considered along with whether the proposed plats design of having no access onto the street is appropriate. Outlot A Outlot A is a wetland area at the intersection of Proctor Avenue and the proposed road entering the plat. Staff will recommend this outlot will be combined with lot 11 and not be left as an outlot as the City does not want to own this smaller wetland complex. The wetland would however have a drainage utility easement over the wetland area protecting it for drainage and utility purposes. Outlot B • Originally outlot B included four single family lots with the upgrading of 193rd Avenue for approximately 300 feet west of Proctor Avenue. The developer is proposing to deed outlot B to the City and develop a small detention pond upon a portion of that property. This ponding area has the opportunity to be more of a "regional nature"; therefore, accepting the outlot is warranted. Outlot. C As mentioned earlier this is a 20 foot corridor that will be deeded to the City to accommodate the extension of a trail from the end of the cul-de-sac to 193rd Avenue. The land associated with this outlot will be credited towards the developers park dedication fee. Outlot D This outlot should also be combined with either lot six or lot five and not be left as an outlot. This area was probably made as an outlot as it is the location of a lift station to serve a portion of this plat. The lift station will be built either within the right-of-way or within a easement on the property. • f:\shrdoc\planning\pc\cherrywd.doc Memo to the Planning Commission/P96-13 May 27, 1997 Page 5 • Therefore the outlot is not necessary and should just be made part of the adjacent lots. Landscaping In addition to the required front yard trees, it is recommended boulevard trees be installed along the roadway where the sidewalk is located. Furthermore, the plan should also include a combination of conifer and overstory trees along Proctor to provide some buffering to the homes along this county road. Finally, along the park corridor to 193rd, overstory trees should be installed along both sides of the trail every 30 feet. Recommendation It is recommended the Planning Commission recommend approval of the preliminary plat request by Good Value Homes to subdivide approximately 30 acres into 68 single family lots with the following conditions: 1. A Developers Agreement be prepared and executed outlining the terms and conditions of the plat approval. 2. All comments from the City Engineers memo dated May 21, 1997 be . incorporated into the plat for approval. 3. Recommendations from the Park & Recreation Commission be incorporated into the plat. These recommendations include: • Payment of cash in the amount required by the City at the time of final plat. • A $10 per lineal foot of trail credit be given to the cash dedication for constructing the park trail. • Dedicating a 30 foot trail corridor in the southwest corner of the development to accommodate the extension of a trail. 4. The developer shall construct a trail within Outlot C prior to homes being constructed on the adjacent lots. 5. A water availability charge in the amount of$300.00 per lot be paid to Elk River Utilities prior to releasing the final plat for recording. The developer should check with Elk River Municipal Utilities for any additional charges related to water connection fees and electrical hook- • ups. f:\shrdoc\planning\pc\cherrywd.doc Memo to the Planning Commission/P96-13 May 27, 1997 Page 6 • 6. A surface water management fee be paid prior to releasing the final plat for recording as required by the City of Elk River at the time of the final plat. 7. Appropriate approvals from the Corps of Engineers, DNR, and local agencies for filling of any wetlands on site. These approvalsmust be obtained prior to final plat approval. 8. A tree preservation plan be submitted along with the grading plan identifying those areas which will be saved during the grading of the site. 9. A NPDES permit be obtained from MPCA prior to beginning grading on site. 10. A grading plan be submitted, reviewed and approved by the City Engineer prior to the beginning of any grading on site. This grading plan shall identify erosion control measures that will be used during the grading process. 11. Sherburne County Highway Department will need to approve the . proposed streets from the plat accessing Proctor Avenue. The preliminary plat will be conditioned on these permits being obtained from Sherburne County. 12. Prior to issuance of any billing permits a development plan will need to be submitted outlining the style of homes and finished floor elevations. This plan will need to be approved by the City Engineer prior to issuance of any building permits. 13. The developer shall reimburse the City for costs associated with reviewing this plat prior to releasing the plat for recording at • Sherburne County. 14. The developer will need to provide a letter of credit to the City of Elk River in the amount of 100% of the costs of the associated improvements within the development. 15. Street lights will need to be provided throughout the development in locations as recommended by the Elk River Municipal Utilities. 16. A cluster mailbox design must be utilized throughout the development. f:\shrdoc\planning\pc\cherrywd.doc Memo to the Planning Commission/P96-13 May 27, 1997 Page 7 • 17. A complete landscaping plan must be submitted for approval prior to recording the plat with the county. This plat shall include yard trees as required by ordinance, landscaping along Proctor Avenue as well as the planting of boulevard trees along that segment of street that will have a sidewalk and along the trail corridor. • •• • \shrdoc\planning\pc\cherrywd.doc IF1774;1:4111' t Howarc R. Green Company CONSULTING ENGINEERS FormerlINGy MSA Formerly MSA Consulting Engineers May 21, 1997 File: 230-348-11 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: CHERRYWOOD HILLS PRELIMINARY PLAT Dear Mr. Ach: As you requested, we have reviewed the revised submittal for the Cherrywood Hills development. The submittal was prepared by Passe Engineering, Inc., and consisted of a preliminary plat, preliminary utility plan, preliminary grading plan, and storm drainage calculations. Based upon our review and comments received at the staff review meeting, we would offer the following comments: A. Preliminary Plat 1. The preliminary plat now consists of 68 single-family lots. This is down from the original submittal which contained 79 lots. The lots along the northern portion of the property, which contains the wooded area, have been made larger in an attempt to save as many trees as possible. The double frontage lots that were shown on the first submittal along Proctor Avenue have been redesigned so that they no longer exist. 2. Outlot D shown in the middle of Block 3 we assume is shown for the lift station that will be needed by this development. If that is the case, the City does not need Outlot D. The lift station can be placed in the right-of-way or a small easement can be taken adjacent to the right-of-way in one of the lots. There is no need to plat a 3,300 square foot outlot which the City will be asked to maintain. 3. Several items are missing from the preliminary plat such as street names, the • width of the right-of-way on Proctor Avenue, and a detail showing the typical easement widths around each lot. 1326 Energy Park Drive • St.Paul, MN 55108 • 612/644-4389 fax 612/644-9446 toll free 800/888-2923 230/348-2102 may Mr. Steve Ach May 21, 1997 • Page Two 4. Outlot B in the southeast corner of the development will be used for storm drainage purposes. In the previous submittal, this area contained additional lots which have been deleted. Outlot B will likely be dedicated to the City for drainage purposes. 5. The new road coming out to Proctor Avenue that lines up with Highland Avenue does not quite line up with the existing road on the east side of Proctor Avenue. There should be an angle point put into the plat to make the road on the west side line up with Highland Avenue on the east side. B. Preliminary Utility Plan 1. The entire plat is served by gravity sanitary sewer to a lift station located near Outlot D in Block 3. The sewage flow is then pumped through a forcemain northerly to the existing sanitary sewer in Lafayette Woods. 2. There is one location in Block 2 where sanitary sewer crosses side yards. We would suggest that these lot lines that the sewer traverses be replatted to line up such that it is not necessary to put a manhole in the rear yards of any • of these lots. This will keep the City maintenance crews off of private lots when the sanitary sewer lines are maintained. If manholes are located in the rear yards, it will be necessary for the sanitary sewer crews to get to these manholes with trucks and equipment to maintain the sanitary sewer lines. 3. The watermain from the cul-de-sacs needs to be looped. This can easily be accomplished along lot lines. In the northerly case, the lot lines to the south from the cul-de-sacs do not appear to be wooded and it should be easy to loop watermain. In the southwest corner of the plat, the watermain could be looped along the same alignment as the storm sewer or sanitary sewer. C. Preliminary Grading Plan 1. Generally, the grading and house elevations shown on the grading plan work very well. General comments we would make about the plan are as follows: • In several locations, the grading plan should be changed to reflect rear yard drainage along lot lines. • In several locations, the overland drainage across lots is not kept on the lot line by the contours shown on the grading plan. The contours should be revised to reflect drainage along lot lines or the plat needs • to be changed to show larger easements in these areas. Howarc R Green Cor oany CONSULTING ENGINEERS 230/348-2102 may Mr. Steve Ach • May 21, 1997 Page Three • The proposed elevations at the north and west sides where the plat abuts Lafayette Woods should be verified to ensure that they meet the elevations proposed with the Lafayette Woods plat. • In critical drainage areas, especially in rear yard situations, a spot elevation with arrows depicting the drainage around the house should be shown. 2. A detail should be added to this drawing to indicate what the elevations in the typical house pads indicate. Also, the type of house on each lot should be shown. 3. The trees on the site that will be saved should be shown on the drawings. 4. There is a retaining wall proposed along the wetland located in Outlot A. As best we can tell, this retaining wall would be approximately 14 feet high. A detail should be shown as to how this would be constructed. 5. Slopes on the ponds to be constructed are at 3:1. City policy would indicate • that a minimum of 4:1 slopes are required, or the pond must be fenced. D. Drainage Plan 1. The calculations we reviewed were developed assuming only that existing conditions runoff would be allowed to leave the site through the 15-inch culvert under 193rd Avenue. We find that these calculations do accomplish this and are acceptable. One comment we would make is that the proposed pond located in Outlot A does not have an outlet. Currently, if this pond were to overtop its banks, it would flow onto private property to the south. An emergency overflow should be shown for this pond which would keep the drainage on the Cherrywood Hills property. Perhaps it would be possible for any overtopping of this pond to be routed through the existing wetlands. E. Miscellaneous 1. There should be a sidewalk shown on the west side of the street leading from Lafayette Woods at the north and on the south side of the street connecting with Highland Avenue at Proctor Avenue. 2. The plat should include street lights according to the Elk River Municipal Utilities' new street lighting policy. • Howarc R. Green Company CONSULTING ENGINEERS 230/348-2102.may Mr. Steve Ach May 21, 1997 40 Page Four 3. The plat should be required to utilize clustered mailboxes for ease of snow plowing. 4. When the final plat is approved, an electronic copy of the plat needs to be submitted for use in upgrading City maps. If you have any questions regarding these comments, please call. Sincerely, HOWARD R. GREEN CONSULTING ENGINEERS as Terry J. aurer, P.E. TJM:tw • • Howarc R. Green Company CONSULTING ENGINEERS 230/348-2102 may 6 • .. (' • ) ,--,-5 ,/ \ 7-i I L � 1 tr � ► . fr 1)--` 1.M1,) r . ►'1 5T imp !v 4, lilt . n404. • 3 �- �, .,'aomen e, r� 1:3 • �. \ \ `� 4D 1 \•., I �. p�,. LOCATION ___ i : \ • „::::. . , 0► \ • . , . - -- --- ,. 3e / :,ir Hal‘4e3 'hi \ . tin! g ging a .2= 31 \ mAllvark-r7 , ipt, 4,11.11E II \ • ' 111 li sisT t 44411/4.*-00•11-:( .."' r So 10. te* ie 4 0 1 ° • , Adow ,_11/1L- Apr att 4 ..• . �'' � '� --.4:-. ��=r��K.-maw��_ �.--roc�� oc•w000 •MK 11111 MN riik:::, • . r ►'I SALX P°' ' e 'It .urtpt 'ND•r tin, 4 ii, n WI 1E00 ,, . g • . FIP12/1111 nil VI%Mir111R11:111(i.. I D /•_ oifpfr.rio ittir..liv ,�}�' a rte •• Pall 4 Cdr, --,.,.a....l.-..t:ria•,.. 4 IMII ::.- :::... . i 'ell; '- � , •••!LDD ice pf , pic �i �� t��`�a 11-1;ivikg mr ill vamp. ..tir yz �0 Al al iiir:� ar«:'.17422. rittelirh?. .. a Teal m trfrf, • �.;wir r r Titi• - ,■I i :&II 'i is ki • , .,nIT e-c.? ti\ r `\ L`7 ZONING • i1id MAP River 13065 Orono Parkway • P.O. Box 490 CASE: P 96- 1 3 rn. r,:..__ XSKT GC-v:(1 '444 • .... , ....--- -----„,- \ ,, \ \ 8 \ ,--- s.-- -1........ / \ A ---------„ -,?,,,--, t- .,....,.... ,/ ____ .' 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N 4 n .3;\ .. ,.., ./-,-:z--.,, I.; , 133_ .1 _I r—r ,o ',-• 19 , 1 r r * BD i t ... -740 Iju-.,44/ i.',.„-`,. j 1 / / 1 12 I 7 ' sj I am sr 2 12 ILIO4 SY: '' ,'k '----4 c , 5 limo Sr: s = I 11.454 SP 9 211 95,44 gr r--------------LL ' -I I '''' 1-11,: r:1 '4- 7 6 4 1 4 \ / / 12 sl .., 51 18 4.904/1 i 7 ,j 1 11,467 SP 10 l9,___ , /'-----, 04 limo SF I 3 L J L ,,,r,----er-—I f--0,, ---sr---4 r--IS , e e 11 12 : 18 14 15 i , • :/// A 8 US40 SP I , 1 1 11.867 SP 73 1.4 uso4 53! a L...r J L -I J ii:- I moos sr moos sr moos s I Asa sr n 1- § , IR 9 9 --' I L----1.'h ___I_______F______, ,, /\ L 1.40._ I J T , - -1 T - -1--- . _.L ik _I I----ff_-.A 441_-b---J L__-„,--. 1 --' .....,913 i 15 IOW gr ‘,.i3 1.040 SP: a _ \ 2 1LI hd i L . .1 _, I 2-— \ - , \ ii3 "s. ,---- L 4.1_ j .."' 10104SF 5 216 me"sPI o 17 sr 1 20,617 sr 32.016 sr soma SP 04.618 SP 11 j Tam Tom. Tam. TOTAL 1 / , ,7,4 17 11,706 SF.) f g -... i ' :r.,.>-, 4 71.---:--------_-..-w 1:1,,/ I' ___ ,12.29 8 ....:..7 I ":: :::: tot: I? ,, -,- ;A -i '-:', i i 18 , ''.-----\\ 0 3 '4 \ ___,..._- L,-------1.' ;...-; ,...-,o,,,-, tun sr:''‘:.;.Z...1 ,ii ,, "44°,,r \\ c_) .3-- . 07 fir -.> --....,, f, -- :---7--- A,n 7-...,..:::, .....yaszumbong \svt .__.1 01737 sj, , 0 / / . ---- ‘`r\- w• m,,, ‘,,,P;',• -':-. . ,,' / ' sow ia*,', _- \*-- -- ,...,...,, / ,, • , TOTAL. ' /s's ' . .,4 20 '-',', /' „,z- , \ \ v $ ',/' 1, ' MPS tW \ A ..," \ , sr, ; / ' - '''' 1 \ \'';''''''' 21 10,4'.;-,,:'• .,,,'' / ,-`,' , =ARIZ '''"*I'''',1\• 4. 12 '','"" .,.....,.. / / ,^, N N Y.,...."' //, ,,, ' ' \'--------------/ .,: / -- 20 &SPY/SP \,),..„..... ' ,, .-_-__s ___ 77 1 , 4.. /.'..7 PAM SF • / .0. •.„, SV - ,.4,,2 .400, SF / 70341,I , TOTAL / ,, 4,/.. 27,0428? nk ...\ \111\ 1 / .0, / ,-%-- 23 \91\,. ...., ..._... ___? — — At OUTLOT O 1 e..../ / m . OWNER/DEVELOPER SURVEYOR/ENGINEER GOOD VALUE HOMES, INC. PASSE ENGINEERING, INC. �, 3 z Q o. °� 9445 EAST RIVER ROAD 9445 EAST RIVER ROAD ° oo P �b ��o. SUITE 201 SUITE 203 W °� 29 .,,,,e.,4° COON RAPIDS, MN. 55433 COON RAPIDS, MN. 55433 m s ' °�o`a� PHONE: 756-9793 PHONE: 755-6240 si cl :I L o � O a 3�Q p V 3 p r o . %~ ~ --____-•'' N W I '� , 1 r . 7 , ,/-\:,, ''..- / 11 • 1 I l'\ 22 ; % V to to 0 50 75 too 150 200 � "� S.E.Corner of 1�,, 98,661 8, 0 1 2U T SP /' N.W. t/4 of ^� 1 1 r i N.E. 1/4,-.. 82 SG= IN rmor - - 1CJ ---1':- it �-650-ri '.-3 Q-' I W l(� Q` ' TJ .......,\ 1 � 2.z.-S.2'4; p �n„\ ' (J W 4, 21 1 " $ °V..` h O <. ;a SITE DATA q o IG9e88, ," I`. •'♦ .'.ii DETAIL v C) W to 1 NO SCALE GROSS AREA OF SITE 37.77 AC w ? IR AREA OF R.O.W. (PROCTOR ROAD) 1.18 AC -� `� PARK AREA .39 AC r, 2704 SP naw: ; _rs-- WETLAND AREA 2.66 AC O m UPLAND AREA 33.54 AC :, Q, DENSITY 2.36 UNITS/AC� ' `c 20 19 UNITS 7 ^' J t. ^ et, ti "I r---AT--1 f 1 l I W a 18 I 17 18 EXISTING ZONING R—lc �' ,Loos s, ; ,Laos„ woo 81, PROPOSED ZONING R—lc e A F P '.1-----I-;---SL.- 1 MIN. LOT WIDTH INTERIOR 80' J L__-or__J L__7r__-I L J J-� CORNER 100' MIN. LOT AREA 10,800 S.F. —6 — ----- _ MIN. LOT DEPTH 135' H _ _____ FRONT SETBACK 30' ti 1 NaR / �Q— J SIDE YARD SETBACK 5' I� R / 4 ae44,or WIthOlINT REAR YARD SETBACK 5' Q, 284 MAL ( TOT 11 OUTLOT A \ LEGAL DESCRIPTION: p "' THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER, Z --------7 SECTION 28, TOWNSHIP 33, RANGE 26, SHERBURNE COUNTY, F-4 L MINNESOTA. SAVE AND EXCEPT: 5 `i > THE EAST 330 FEET OF THE NORTH 330 FEET OF THE SOUTH Q � 4 V v 5 f 5 FEET, AND THAT PORTION OF THE EAST PART FOR RICHT - OF WAY PURPOSES OF COUNTY ROAD NO. 77 (PROCTOR ROAD). - Oh g - i, 83Y •, + /�JP, HIGHLAND ROAD PM OUTLOT B or G F \ • tt, Gy l \ 8 "/ ELN LANE ROM V i S8 !gRLu 'i 4 9 Uo W W HIGHWAY NO.1 1 0 ta W R i'6 U I 0 ¢u ¢"-h i 2 � O N D U LOCATION MAP y p -',/, - C1 ‘l \ l , ' • _ 1 'ice __._f/ \ .± _\., (--.' ,_i ,..-A/ r'/ �\\� \ (960 �� .( ` `1',I 1 �4-r % ,� „42----i • r �,`�y,,`1- �---T--�`_- (rte y`�\�4l ``• , r �� ' 4d� vV 1 peg \ Vvv ,--,-_ ,1915'ia ___ - v vv._\',--' ' _, ''../._.,,2 'fir:„( \ t ,r .��\ li C'�--,-(-'-- __---�_-��`r_----1 1---:,/1,'7-/,' -_ ' v1v, v � ,f'4/ \ , 1 11;.1/lil vv 1' �� l''r—i t 4 r1 pA'S i t `` ;,*,,j7.74;4. /' 1'a !I ;"2--'96. 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Q I 6aa/T '� 1 7 TOTAL TOTAL TOTAL TOTAL 7'17 y, IR r ' / 1 I `\\ .... `� I -.-f . i "a'sr *,� I i „ `'^'-`" rry p 1....8- 1r9� 12 I. •:i• ` `I • y � `` `\'f',.;. min..`J,•,.J/ -A`w"n • uiV 04,46 _ .1% urn IF '4,, •-•,:4,44,,,,, I ,M.L ;,` '( * 19 4 ..,,cy I mu sr , ` / corn el ' 2 20 / w... aai♦ ssso \ .. \ ♦0 1 \ ✓ '�' 21 nw sr "\:' 10. ' o ---- •,',='" / ` --. I 1 .fat n aM 22 saan sr \ , • -,-.L.;,_--- 7��ATwofa-a.oa. - ' . "`c,, _ �, / ' _ ,„ ,s _' 46� L er mess:u TOT 1 p avN4 TOTAL / TOTAL N:a, `1 -a`` 1 d qq��77 1` ' 2 .• `11 % aro .•• 28 'A;AMa6LY.1/ At i I" J i oonwr a al 1 e/ / // ...2,.../.....e. N r111\ 1 t 1 e. 10.. I i it os. ell i . v-.. ..ag.70,4, -sw.-4,,-41e-A:--4-4111‘.... ..ammmbil -t 0 m OWNER/DEVELOPER SURVEYOR/ENGINEER GOOD VALUE HOMES, INC. PASSE ENGINEERING, INC. ,, 3 i ct 9445 EAST RIVER ROAD 9445 EAST RIVER ROAD ° 00 l'.aS,a. SUITE 201 SUITE 203 3 a° woe $'',°$ COON RAPIDS, MN. 55433 COON RAPIDS, MN. 55433 k W �' eg t"eSr PHONE: 755-9793 PHONE: 755-6240 re L O a u uc w`. 4 c 0;o' -`3 ' . '• N L. Q -- < , - } J (i N t:"4)1,n ,r N. % itr rr Lc)11 I � 22 ;; 28 1 0 60 76 100 160 200 1 p r r i ! r S.E.Corner of MID ID V R i *kW Y ; J % N.W. I/1 01rinnAmIll `O I I r I I N.E. 1/4.� 0" ^' iyPo ♦ ' SCAM a PIT I'\ I i I -A-650-,013,..,,ph �. 'moi '� Cil 4' 11 �: _; tea= SITE DATA ti q o ___�I, x. f—e sr = DETAIL ! W ` 1 'X r :.I i NO SCALE I ', GROSS AREA OF SITE 37.77 AC C] > 1 AREA OF R.O.W. (PROCTOR ROAD) 1.18 AC ci '� I PARK AREA .39 AC DUN MP 6 KW.n 1 WETLAND AREA 2.66 AC r cFij O ` UPLAND AREA 33.54 AC ' e 0. 20 19 ; UNITS 79 Cf) 4/ W cl „a DENSITY 2.36 UNITS/AC an O E 18 : 17 18 EXISTING ZONING R-1c a twos sr 10 A ILANer wee a, _-, PROPOSED ZONING R-1c a I MIN. LOT WIDTH INTERIOR 80' L'--H--J --V--j ---1&-- r CORNER 100' J ________ MIN. LOT AREA 10,800 S.F. ___e_ -- _ MIN. LOT DEPTH 135' �, ___ __ _ I -------__ _____ FRONT SETBACK 30' 4' SIDE YARD SETBACK 5' r• ePr / �c4 N.NfTOT"�e'P 0 REAR YARD SETBACK 5' R. IZI ITUTLOT A/ ZZ / LEGAL DESCRIPTION: "' THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER, Z E SECTION 28, TOWNSHIP 33, RANGE 26, SHERBURNE COUNTY, 0-1 ,-y t a MINNESOTA. Q'1 ^may W _ SAVE AND EXCEPT: W 44 T THE EAST 330 FEET OF THE NORTH 330 FEET OF THE SOUTH Qr ti 515 FEET, AND THAT PORTION OF THE EAST PART FOR RICHT OF WAY PURPOSES OF COUNTY ROAD NO. 77 (PROCTOR ROAD). - g'•1 5 ad , `a �� 1410.010 ROM VI OUTLOT B VA 1410.010 - ;t4 11 IMO AIL NA p. 1 2 \ a -- — e'.."-A.,"°"° Oqil n a g $. 4 W HIGHWAY NO.TO A V a*Yf 1 3 N"g W < LOCATION MAP4'. -,2/ C 1 • •..•.••••'..'• • . . / .. ORIGINAL PROPOSED PLAT ,.. „:„. . . • . • , \ • \ •. 1 „ •, •.. ..., .. • 1 .' /\.. ....... -"•\ i ' / • .•'\ '. \ • / • \ •\ ,• •• i / • • ...,-.' - • • , . • • . . . .„.›, - . „ r-----, ; ••••, • .. " ..-.•-• 3: ...... 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INC (-) ,,,,..__,=-:-....,-.„ • , . . .___._....._......._. ...,4,x-...,.___ . PRELIMINARY PLAT I 5445 1:4.61"AMER ROAD 61:176 1:03 .-.--__.---------- ------------•••- -" ''•'. 71.Zi.to'''...-.. • • 'i MAW EA/Vt.:S. ACNNeStrA 5.-43Z .-- .............-- ,... ......•....... , • ..................-..-......-............. -.Am*a,........7..... ;;.'":•-•.'".: - ri 1 y of Ell. Ri,,fr. MN t ptfoct (61V ?5-624O fry "6121 7.45•lar.= •....--'•••--,Wth....-:,-.7-'-----' ..--------- . c a RESOLUTION 97 - 20 RESOLUTION MAKING FINDINGS OF FACT REGARDING THE DENYING A PRELIMINARY PLAT FOR CHERRY WOOD HILLS Case No. P 96-13 WHEREAS, Good Value Homes, Inc. (the Developer) applied for a Preliminary Plat to develop a residential subdivision (the Project) on certain property located at the northwest corner of Proctor and 193rd Ave. (the Property); and WHEREAS, pursuant to Section 1008 of the Elk River City Code of Ordinances, a preliminary and final plat approval must be obtained to develop the Property as proposed by Developers; and WHEREAS, an application for a Preliminary Plat approval was submitted to the City on October 29, 1996; and WHEREAS, a public hearing was held on this application before the Elk River • Planning Commission on November 25, 1996, at which time the Planning Commission heard a presentation on the Project, took testimony from all those present who asked to speak on the matter, and continued action on the application due to a lack of sufficient information and the need to further review significant issues regarding the plat; and WHEREAS, the Developers subsequently made no changes to the Preliminary Hat and requested a second public hearing before the Elk River Planning Commission on February 25, 1997, at which time the Planning Commission heard a presentation on the Project, took testimony from all those present who asked to speak on the matter, and WHEREAS, the Planning Commission, at its meeting on February 25, 1997, recommended denial of the Preliminary Plat subject to a number of findings; and WHEREAS, the City Council held a public hearing on the application for a Preliminary Hat on March 17, 1997, at which time the City Council heard a presentation on the Project and took testimony from all • those present who asked to speak on the matter; and • WHEREAS, the City Council has reviewed all of the materials submitted by the Developers, the staff and the public, and has considered the recommendation of the Planning Commission and the testimony received at the Public Hearing on March 17, 1997; and WHEREAS, the Subdivision Ordinance of the City of Elk River provides that a Preliminary Plat shall not be granted unless eight (8) specific findings set forth in Section 1008.08(1)D of the Elk River Subdivision Ordinance has been met; and WHEREAS, the materials and testimony received by the City Council on the Project have raised a number of questions and concerns among the City Council Members regarding the Project and the compliance of the Project as presented with the requirements of the City Zoning and Subdivision Ordinance for issuance of a Preliminary Plat; NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Elk River finds that the Project, as proposed, does not meet the standards for issuance of a Preliminary Plat set forth in Section • 1008.08(1 ) D. of the City's Subdivision Ordinance, for the following reasons: 1. THE PROPOSED PLAT DOES NOT TAKE INTO CONSIDERATION THE PHYSICAL CHARACTERISTICS OF THE SITE INCLUDING TOPOGRAPHY AND NATURAL VEGETATION. 2. THE PROPOSED GRADING PLAN WILL REQUIRE SIGNIFICANT AMOUNT OF GRADING TO OCCUR RESULTING IN THE SUBSTANTIAL LOSS OF A MATURE WOODLAND AREA. 3. A COMPLETE SUBMITTAL OF STORM DRAINAGE INFORMATION HAS NOT BEEN SUBMITTED TO ALLOW FULL REVIEW OF THE GRADING/STORM DRAINAGE PLAN. 4. THE PROPOSED PLAT IS INCONSISTENT WITH ADJACENT DEVELOPMENT AND MAY HAVE AN ADVERSE IMPACT ON THE REASONABLE DEVELOPMENT OF THE PROJECT. 5. THE PROPOSED PLAT IS INCONSISTENT WITH THE COMPREHENSIVE PLAN GOALS AND POLICIES TO ENCOURAGE SUBDIVISION DESIGN WHICH PROTECTS WOODED AREAS AND NATURAL CONTOURS. 6. THE PROPOSED SUBDIVISION INCLUDES LOTS WITH A DEPTH LESS • THAN TYPICALLY REQUIRED FOR 10,000 SQUARE FOOT LOTS. • Passed and adopted this 17th day of March, 1997. At -•nry . Duitsman, Mayor ATT .T: Sandra A. Thackeray, City Clerk • • City Council Minutes March 17, 1997 Page 6 • Councilmember Farber stated that there will still be some people who will not be compensated enough to pay off the mortgage. THE MOTION CARRIED 4-1. COUNCILMEMBER FARBER OPPOSED. 6.2b Appraiser for Elk Terrace Mobile Home Court City Administrator Pat Klaers informed the Council that he has researched the market for independent appraisers who are qualified to appraise mobile homes. The City Administrator stated that he has selected Credit Management Resources Corporation to do the appraisals of the mobile homes in the Elk Terrace Mobile Home Court. The City Council recessed at 7:45 p.m. and reconvened at 7:52 p.m. emasomp 6.3. Preliminary Plat Request by Good Value Homes (Cherrywood Hills), Public Hearing Case No. P 96-3 City Planner Steve Ach indicated that Good Value Homes has requested a preliminary plat to subdivide approximately 38 acres into 79 single family residential lots. The property is located in the northwest corner of Proctor Road and 193rd Avenue. Steve Ach presented the staff report reviewing the following issues of concern that were revealed by the Planning Commission and Staff. • The future of 193rd Avenue • Consideration of the physical characteristics • Grading and storm drainage • Consistency with adjacent development • Consistency with comprehensive plan Planning Commission Representative Judy Thompson indicated Planning Commission concerns of tree preservation, status of 193rd Avenue, improvements to internal traffic, lot depths being too shallow, drainage issues not being addressed and the elimination of the proposed park. She indicated that the Planning Commission voted to deny the plat. Mayor Duitsman opened the public hearing. Ron Bastier, developer of Lafayette Woods requested the Council to ensure the developer works toward the same efforts that were worked on with Lafayette Woods. He requested the Council to consider preservation of trees, berming and planting, topography and the relationship of the homes to Proctor Avenue. Mike Miller - 13822 200th Avenue requested the Council to consider the natural environment of the area. • There being no further comments, Mayor Duitsman closed the public hearing. • • • • 0 • City Council Minutes March 17, 1997 Page 7 • John Peterson of Good Value Homes indicated that in order for the plat to be economically feasible the plat was designed with higher density and modest priced homes. Mayor Duitsman indicated his concern with the plat in that there are drainage issues that are not addressed, and no consideration given to the number of trees proposed to be taken down. He indicated that the project should be redesigned. Mayor Duitsman entered into the record two letters; one from Lois Carton and another from Marian Jacobs, the property owner. COUNCILMEMBER HOLMGREN MOVED TO ADOPT RESOLUTION 97-20 DENYING A PRELIMINARY PLAT FOR CHERRY WOOD HILLS BASED ON THE FOLLOWING FINDINGS OF FACT: 1. THE PROPOSED PLAT DOES NOT TAKE INTO CONSIDERATION THE PHYSICAL CHARACTERISTICS OF THE SITE INCLUDING TOPOGRAPHY AND NATURAL VEGETATION. 2. THE PROPOSED GRADING PLAN WILL REQUIRE SIGNIFICANT AMOUNT OF GRADING TO OCCUR RESULTING IN THE SUBSTANTIAL LOSS OF A MATURE WOODLAND AREA. • 3. A COMPLETE SUBMITTAL OF STORM DRAINAGE INFORMATION HAS NOT BEEN SUBMITTED TO ALLOW FULL REVIEW OF THE GRADING/STORM DRAINAGE PLAN. 4. THE PROPOSED PLAT IS INCONSISTENT WITH ADJACENT DEVELOPMENT AND MAY HAVE AN ADVERSE IMPACT ON THE REASONABLE DEVELOPMENT OF THE PROJECT. 5. THE PROPOSED PLAT IS INCONSISTENT WITH THE COMPREHENSIVE PLAN GOALS AND POLICIES TO ENCOURAGE SUBDIVISION DESIGN WHICH PROTECTS WOODED AREAS AND NATURAL CONTOURS. 6. THE PROPOSED SUBDIVISION INCLUDES LOTS WITH A DEPTH LESS THAN TYPICALLY REQUIRED FOR 10,000 SQUARE FOOT LOTS. COUNCILMEMBER DIETZ SECONDED THE MOTION. THE MOTION CARRIED 5- 0. 6.4. Applebees Restaurant Request For Conditional Use Permit, Public Hearing Case No. Cu 97-4 City Planner Steve Ach indicated that Applebee's Neighborhood Grill and Bar is requesting a conditional use permit to operate a Class I restaurant and on-sale liquor establishment at the northeast corner of Freeport Avenue and School • Street. Steve Ach presented the staff report on this issue. • • 4. 4 • Planning Commission Minutes February 25, 1997 Page 2 • MISSIONER SULLIVAN MOVED THE PLANNING COMMISSION RECOMMEND APPROVAL OF THE REQUEST BY CYNTHIA SANBORN FOR A CONDITIONAL USE PERMIT FOR THERAPEUTIC MASSAGE, PUBLIC HEARING CASE NO. CU 97-3. COMMISSIONER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED 7-0. 6.1. Good Value Homes Request for Preliminary Plat Approval (Cherrywood Hills), Public Hearing Case No. P 96-13 Staff report by Steve Ach. Good Value Homes is requesting to subdivide approximately 38 acres located on the northwest corner of Proctor and 193rd Avenue into 79 single family lots. The Planning Commission reviewed this plat on November 26, 1996, and postponed action until a number of significant issues could be addressed. Steve indicated the plat has not changed since their review. Status of 193rd Avenue-The City Council reviewed this issue in January. At that meeting, the Council considered the merits of a trail corridor in this location but no action was taken. The Council felt the overall transportation plan for this area needs to be further reviewed before making a decision. Staff supports the long term plan of Proctor carrying traffic down to County Road No. 1, and eliminating cut-through traffic by closing 193rd as a through-street. Staff also supports the Park & Recreation recommendation for a pedestrian corridor connection from Proctor and Highland over to the main trail (former railroad bed). • Steve Ach noted staff has inspected the Carton property south of 193rd and estimates there is possibly a 3/4 acre building site. In 1989 a resolution was passed by the Council waiving all assessments, based on the request of the property owner that the property was unbuildable. Staff feels the property may wish to consider the feasibility of providing services to the lot in order for it to be considered buildable. Sidewalk along Proctor Avenue -Steve explained that Proctor is a "rural section", and a sidewalk would not be likely unless Proctor was improved to "urban section" standards at some point in the future. Storm Drainage -Terry Maurer stated he has not received formal storm drainage calcuations. In response to letters from the property owner to the south of 193rd Ave. and the owner south of County Road No. 1, storm drainage calculations will be reviewed as the project proceeds for quality and quantity. Since the city does not have criteria for rate and volume control, each area is reviewed individually. In this case, if there is problem downstream, the developer would be required to maintain the same rate of run-off as currently exists. Terry will meet individually with the landowner south of 193rd to review drainage information when it is available. Chair Anderson opened the public hearing. Lyle Talbot, 19771 Robinson Street, Dayton, MN, 55327, indicated he owns property bounded by County Road 1 and 193rd Avenue, southwest of the proposed plat. • He questioned where access to his property would be if 193rd were closed. Mr. Talbot noted his property is divided by a wetland. Planning Commission Minutes February 25, 1997 Page 3 • Lois Carton, 19231 Proctor Road, indicated she owns property south of the proposed development. She stated Sherburne County has told her they would deny access to her property off of County Road No. 1. She explained that in 1989 the city made a determination that her property was unbuildable and deferred the assessments on the property. It was her understanding she would not be required to pay the assessments unless the property were developed. Mrs. Carton stated the information she has received from the Soil & Water Conservation District and the Minnesota Pollution Control Agency indicates the natural drainage flow will be disrupted by the proposed development. She felt the drainage from the site will be directly diverted to her property through sediment ponds. Mrs. Carton was concerned the wetlands on her property would become larger and also increase the potential for pollution. Derrick Passe, of Passe Engineering, 9445 East River Road, was present to represent Good Value Homes. Mr. Passe indicated the proposed plat meets the city standards for lots depths. The elimination of Lot 24 would cause a loss of 2 acres. Commissioner Mesich questioned if Lot 24 contained standing water in the •` upland wetland area. Mr. Passe indicated there are cattails and grass. Commissioner Mesich expressed concern a potential landowner would not have access to that portion of the property in order to maintain it. In response to Commissioner Minton's questions, Steve Ach indicated the access • to Mr. Talbot's property could be accessed by 193rd by creating a cul-de-sac on the west end, and still accomplish a pedestrian corridor. There may be opportunities for access to Mrs. Carton's property from the west. Commissioner Minton asked that Mrs. Carton's letter to the Planning Commissioners be included in the city's official record. Terry Maurer indicated he has reviewed a concept plan for drainage which shows some sedimentation ponds and other work, but could not make a determination at this time if the proposal is adequate. He added that it is not unusual for detailed drainage plans to be submitted after the preliminary plat is approved and before the final plat is submitted, due to the developer's cost to have the plans prepared. Discussion followed regarding lot depths, the status of Rush Street, and the preservation of trees. Steve Ach and Terry Maurer concurred there would not be any trees left in the northern area of the plat due to the extensive grading that would need to be done. Mr. Passe felt there would be a significant area in the northwest corner in the plat, an area adjacent to Rush Street and an area next to Lafayette Woods where there will be some trees left. Mr. Passe indicated there will be a ponding area in the previously proposed park area, and depending on the status of 193rd, they are proposing some ponding in that area. Mr. Passe indicated state statutes do allow some rate control of the large wetland by restricting the outflow of the culvert from the site, and some ponding in the wetland area, as well. Mr. Passe indicated they would not be • increasing the area of the wetland, but would increase its elevation. Mr. Passe stated the wetland delineation has been submitted. Planning Commission Minutes February 25, 1997 Page 4 • There being no further comments from the public, Chair Anderson closed the public hearing. Commissioner Cote indicated he was received phone calls from Mrs. Carton, as well as Mr. Jim Nystrom. Mr. Nystrom asked him to relay his concerns for the vast number of trees which would be destroyed, the affect on drainage and wetlands. Discussion followed regarding the status of 193rd. Terry Maurer indicated the intent is not to close 193rd Avenue completely, but to change the design. In response to Commissioner Mesich's question regarding recent improvements to the road, Terry explained the street department originally put down a type of recycled material as a test. The road became potholed and due to the hardness of the material, they were unable to continue patching the road. Last summer, the entire surface was covered with a layer of bituminous. Commissioner Minton expressed his support for denial of the applicant's request, due to the design which would require the removal of a larger number of trees in the northern portion of the plat. Commissioners Cote and Sullivan expressed their agreement with Commissioner Minton. Chair Anderson stated he concurred with the other commissioners and also had concerns regarding drainage. Commissioners Thompson and Mesich expressed their agreement, as well. Commissioner Kuester expressed her support for denial and felt this area needs larger lots to preserve the topography as much as possible. • CHAIR ANDERSON MOVED THE PLANNING COMMISSION RECOMMEND DENIAL OF THE REQUEST BY GOOD VALUE HOMES FOR PRELIMINARY PLAT APPROVAL (CHERRYWOOD HILLS), PUBLIC HEARING CASE NO. P 96-13, BASED ON THE FOLLOWING FINDINGS: 1. THE PROPOSED PLAT DOES NOT TAKE INTO CONSIDERATION THE PHYSICAL CHARACTERISTICS OF THE SITE SUCH AS TOPOGRAPHY AND VEGETATION AND INCORPORATE THESE INTO THE DESIGN. 2. THE PROPOSED PLAT HAS A STORM DRAINAGE SYSTEM CONSISTING OF • SOME SEDIMENTATION PONDS THAT WILL INFRINGE UPON REAR YARDS OF SOME LOTS MAKING THEM UNACCEPTABLE. 3. THE PROPOSED PLAT WILL CAUSE A SIGNIFICANT AMOUNT OF TREE REMOVAL LEADING TO POSSIBLE EROSION AND INCREASED RUN-OFF CONCERNS. 4. THE PLAT WILL BE INCONSISTENT WITH DEVELOPMENTS IMMEDIATELY TO THE NORTH AND EXTENDING TO THE WEST AND MAY HAVE AN ADVERSE IMPACT ON THE ULTIMATE DEVELOPMENT OF THOSE PROJECTS. 5. THE SUBDIVISION INCLUDES LOTS WHICH HAVE AN INADEQUATE LOT DEPTH ACCORDING TO TYPICAL DESIGN STANDARDS FOR 10,000 SQUARE FOOT LOTS. 6. STORM DRAINAGE CALCULATIONS NEED TO BE SUBMITTED IN ORDER TO • REVIEW THE PLAT. Planning Commission Minutes February 25, 1997 Page 5 \••••••••• COMMISSIONER KUESTER SECONDED THE MOTION. THE MOTION CARRIED 7-0. 6.2. Good Value Homes Request for Preliminary Plat Approval (Oakwood Hills},Public Hearing Case No. P 97-1 Staff report by Scott Harlicker. Good Value Homes is requesting preliminary plat approval to subdivide approximately 40 acres into 14 residential lots. The subject property is located at 198th Avenue alignment and Pascal Street. Scott reviewed information in the staff report regarding lot sizes, surrounding land uses, wetlands, county ditches, streets and grading and drainage. Scott noted easements will be required for the county drainage ditches. The house pad and septic system locations will be affected by the ditches on Lots 1, 2 and 5 and more information is needed. Scott indicated the placement of the road may also be affected by the county ditches. Scott pointed out road connections which may be possible in the future. Commissioner Kuester questioned which road connections may actually be possible. Scott indicated the Queen Street connection would be most likely to occur. The Commissioners expressed concern that the road through the plat could remain a long cul-de-sac for many years. There was also concern the cul- de-sac alignment with Pascal, as it appears there is a large wetland to the west. Derrick Passe, of Passe Engineering, indicated he had just received information from the County Ditch Inspector today. He felt it would be possible to reroute the S drainage ditch so that it would not affect the house pad and septic system locations. Mr. Passe also discussed realignment of the proposed roadway. Chair Anderson opened the public hearing. Dewy Arnold, 19969 Pascal Street, asked if the developer would be required to pay for the extension of Pascal. Terry Maurer indicated that the developer would be required to extend the road to city standards and would be taken over and maintained by the city. Mr. Arnold also expressed concern his property may be affected by drainage from the site. Bob Fritz, 19370 County Road 30, Maple Grove, 55311, stated he was the owner of the property. He explained that when M-Vale was developed, he requested the city extend the road to his property at that time and his request was denied. Shirley Arnold, 19969 Pascal Street, expressed her concern for the long cul-de-sac and felt the lot sizes were too small in comparison to the surrounding properties. Dan Steffens, 13813 196th Avenue, asked if the county ditch would be maintained. Scott explained the ditch inspectors report indicated the new owner of the property would be responsible for maintaining the ditch. Todd Mixer, 19784 Pascal Street, expressed his concern that his access on Pascal not be disrupted. Mr. Mixer felt it would difficult to make a road connection to Queen Street in the future. • • s • • Planning Commission Minutes Page 2 November 26, 1996 411 6.1. Review of T.I.F. Plan for T.I.F. District No. 16 Staff report by Paul Steinman. The Planning Commission is asked to determine if the T.I.F. District No. 16 is in conformance with the Comprehensive Plan of the City of Elk River. COMMISSIONER MINTON MOVED THAT THE PLANNING COMMISSION FINDS TAX INCREMENT FINANCING DISTRICT NO. 16 TO BE IN COMPLIANCE WITH THE CITY OF ELK RIVER COMPREHENSIVE PLAN. COMMISSION SULLIVAN SECONDED THE MOTION. THE MOTION CARRIED 7-0. 6.2. Holiday Companies Request for Conditional Use Permit to Operate a Motor Vehicle Service Station, Public Hearing Case No. CU 96-25 COMMISSIONER ANDERSON MOVED TO POSTPONE HOLIDAY COMPANIES' REQUEST FOR A CONDITIONAL USE PERMIT, PUBLIC HEARING CASE NO. CU 96-25, TO THE DECEMBER 19, 1996, PLANNING COMMISSION MEETING. COMMISSION MINTON SECONDED THE MOTION. THE MOTION CARRIED 7-0. COMMISSIONER SULLIVAN SUGGESTED THIS ITEM BE DISCUSSED AT THE DECEMBER WORKSHOP. 6.3. American Portable Telecom Request for Rezoning to AT (Antenna Overlay) District, Public Hearing Case No. ZC 96-20 6.4. American Portable Telecom Request for Conditional Use Permit, Public Hearing Case No. CU 96-26 Staff report by Scott Harlicker. American Portable Telecom is requesting a zone change to Antenna Overlay District (AT) and a conditional use permit for a wireless communication antenna tower and equipment buildings on property leased from Industrial Hardfacing. American Portable Telecom plans to construct a 165 foot tall self supporting lattice tower on which they will mount 9 directional antennas. Scott reviewed adjacent land issues and suggested that consideration be given to constructing a mono pole painted to blend in with the background. Staff feels the applicant needs to provide further information to support the need for an antenna in this location, how it fits in with their long range coverage plan, and also, why they could not collocate on the AT &T tower to the south. Scott reviewed the performance standards for the Antenna Tower Overlay district. Staff recommends more information be provided before the Planning Commission makes a determination on this application. Chair Thompson opened the public hearing. There being no comments from the public, Chair Thompson closed the public hearing. The applicant was not present to address questions and concerns raised by staff and the Planning Commission. A member of the audience informed the Planning Commission the applicant was planning to attend the meeting and it appears they are late. It was the consensus of the Commissioners to consider the requests after item 6.7. 6.5. Good Value Homes Request for Preliminary Plat Approval (Cherrywood Hills), • Public Hearing Case No. P 96-13 Planning Commission Minutes Page 3 November 26, 1996 • Staff report by Steve Ach. Good Value Homes is requesting to subdivide 38 acres located in the northwest corner of Proctor Road and 193rd Avenue into 79 single family lots. The density is approximately 2.3 units per acre with lots ranging in size from 10,000 square feet up to 39,000 square feet. Steve discussed issues in the staff report to the Planning Commission dated 11/26/96, such as streets, pedestrian circulation, lot depths, and grading. Steve noted that given the changes being recommended to the plat, the Planning Commission may wish to postpone action on the plat. Discussion followed regarding the existing home within the proposed plat. Steve suggested that if the home remains a front yard setback variance may be necessary. Commissioner Kuester felt there was not a good east-to-west pedestrian and traffic flow through the plat, which will be affected if 193rd is closed. John Peterson, president of Good Value Homes, explained the process he has gone through to develop the site; reviewing the ordinance, meeting with staff and the expenditure of$14,000 in engineering fees to date. Mr. Peterson stated he understood it was the city's desire to connect the Lafayette Woods plat and Cherrywood Hills via Highland Road. Based on this information, the plat was drawn and a purchase agreement was made with Mrs. Florence Jacobs. Peterson noted the most serious constraint of the plat is the grade change to the north which they must deal with in order to make to required road connection. • If it is the Planning Commission's desire to make changes to the plat such as increasing the lot depths, saving trees and relocating roads, they will be forced to start over in their negotiations with the property owner. He explained that developers rely on the ordinance when laying out a plat and do not want to ask for variances. Discussion followed regarding the grade changes in the wooded areas. Mr. Peterson felt the only way to preserve a significant number trees on the north boundary is to leave the entire northeast area alone as a wild area. Discussion followed regarding oak wilt in the area. • Mr. Peterson stated he would not consider taking down the Jacobs home, as it was very significant. He felt it would not be a problem for the home to fit in with the new development surrounding it. Mr. Peterson stated that if the plat were approved before a decision was made regarding 193rd, the lots to the south would not be platted until a later date. He stated he would talk with the property owners to the south to see if there was a possibility of incorporating a portion of their property into the plat. Chair Thompson opened the public hearing. Greg Carton, 156th Street, Zimmerman, stated he is part-owner of property south of 193rd. He expressed his concern that if he were to develop his property there would be no access if 193rd were vacated . Also, he was concerned that the • drainage from the development will affect his property. Planning Commission Minutes Page 4 November 26, 1996 • Dave Anderson, 14845 County Road 30, Park and Recreation Commission representative, asked that the lot lines of Lots 10, 11 and 12, Block 4, be adjusted so that they are not in the right of way of 193rd, as shown on the proposed plat. Dave suggested a sidewalk along some of the southerly lots connecting the cul de sacs be considered. A neighbor on 193rd and Proctor has also suggested a sidewalk be considered along Proctor. Dave felt that if 193rd Avenue remained, a trail could also be accommodated with a 66 ft. wide right-of-way. He expressed support for a tree preservation ordinance to deal with this issue when reviewing plats. Dave felt a 20 ft. wide trail would be adequate to connect Rush Court to 193rd. Lois Carton, 19231 Proctor Road, expressed concern for the drainage impact of this plat. Mary Beth Dunn, 19388 Oxford Street, asked if residents on Highland would be forced to hook up to city sewer and water, with the development of this plat. Terry Maurer explained that Elk River Utilities has plans to extend a watermain to connect the northeast area with the northwest area. It was his understanding that the watermain would be put in without hooking up residents along Highland, but if water problems arose in the future, it would be possible to hook up. Ms. Dunn questioned the range of the value of homes proposed for this plat. Mr. Peterson explained the homes would not be in the same range as Lafayette Woods which has more amenities, and felt the range would be from $130,000 to $210,000. • There being no further comments from the public, Chair Thompson closed the public hearing. Discussion followed regarding tree preservation, the oak wilt area and grading. Whether or not 193rd Avenue should be vacated and the affect on the proposed plat was discussed, as well as traffic and pedestrian issues. Terry Maurer felt it would be best to work with the County to address traffic issues associated with County Road No. 1 and Proctor, rather than trying to solve the problems by rerouting internal residential streets. It was the consensus of the Commissioners that the following issues need to be addressed before taking action on the proposed Cherrywood Hills plat: • Status of 193rd Avenue • Tree preservation • Traffic circulation • Sidewalk along Proctor (who pays) • Rush Street- utilities, transportation/pedestrian connection with Lafayette Woods • Lot depths/grading issues John Peterson of Good Value Homes agreed that postponing this item for the 1/28/97 meeting would allow time to work through the outstanding issue. • COMMISSIONER MINTON MOVED THE PLANNING COMMISSION POSTPONE THE REQUEST BY GOOD VALUE HOMES, INC. FOR PRELIMINARY PLAT APPROVAL, PUBLIC HEARING CASE NO. P 95-13, UNTIL THE JANUARY 28, 1997, PLANNING Planning Commission Minutes Page 5 November 26, 1996 411 COMMISSION MEETING. COMMISSIONER ANDERSON SECONDED THE MOTION. THE MOTION CARRIED 7-0. 6.6. City of Elk River Request for Preliminary Plat Approval (Cass Property), Public Hearing Case No. P 96-12 Staff report by Steve Ach. The City of Elk River is requesting to subdivide 115 acres located in the southeast corner of 165th Avenue and Jarvis Street, into 6 rural single family lots and 1 large outlot that will be used for the development of ballfields. The City purchased the property for developing the northerly portion of Outlot A into recreational fields and using the southern half for the spreading of sludge from the city treatment facility. It was proposed that development of the fields be funded by the sale of the residential lots. Four of the lots are slightly larger than 3 acres in size, one 7.5 acre lot and one lot is 15.22 acres. The western lot line on Lot 6 should be adjusted to follow the ditch. Steve reviewed information as presented in the staff report to the Planning Commission regarding wetland mitigation and the development of the residential lots. The Park & Recreation Commission has recommended that the purchase and development of Outlot A will satisfy the park dedication requirements for the plat. It is proposed to develop the residential lots from east to west, so that if in the future there is a need for the western lots for expanding the ballfields, there would be land available adjacent to the existing complex. Discussion followed regarding the buildable area of the lots. • Chair Thompson opened the public hearing. Dave Anderson, 14845 County Road 30, Park& Recreation Commissioner, suggested the plat be considered for a cluster development, with some sort of pedestrian pathway access. Commissioner Sullivan suggested that the intent of clustering was to preserve open space, which this plat already has done. Members of the Commission discussed the clustering concept and it was the consensus of the Commissioners to favor the plat as presented. Mary Elveru, 9943 165th Avenue, stated she owns 40 acres north of the proposed plat. She expressed concern for the increased traffic which will be generated by the ballfields, and also, the speed of vehicles currently traveling on 165th. Ms. Elveru stated there currently are no speed zone signs posted on 165th. She questioned which board or commission will be involved in naming of the fields. The Commission informed her the Park and Recreation will address naming the fields. Ms. Elveru expressed concern that the entrance to the ballfields be planned so that it will not line up with her driveway. Steve Ach indicated on the plat where the access is planned as well as a possible second access onto 165th. Ms. Elveru felt the second access would be close to her existing driveway. There being no further comments from the public, Chair Thompson closed the public hearing. • Terry Maurer explained the speeding issue needs to be addressed by Mn/Dot through a request for a speed study. A member of the audience stated she was