6.5-6.7 ek/ —\
( ITEM 1 6.5. — 6.7.
1�
ity of . 1
lkRi•
ver TO: Planning Commission
i
FROM: Scott Harlicker, Planning Assistan I4
DATE: January 26, 1999
SUBJECT: Request by Phoenix Enterprises for
Rezoning, Preliminary Plat (Hillside
Estates 9th), and a Conditional Use
Permit, Public Hearing Case No.'s
ZC 98-7, P 98-5 and CU 98-21
Request
Consider a request by Phoenix Enterprises for a rezoning to PUD (Planned
Unit Development), a preliminary plat for 61 single family lots and a
conditional use permit for a planned unit development for Hillside Estates 9th
III Addition.
Location
193rd Avenue and Zane Street, north of Deerfield 3rd Addition
Zoning/Land Use
Rle (Single Family Residential) /MR (Medium Density Residential)
Attachments
• Location map
• Preliminary plat
• Minutes from Park and Recreation Commission meeting
Overview
The proposed planned unit development and preliminary plat is an extension
of the Hillside Estates development along 193rd. The proposed plan includes
plating 43 acres into 61 single family lots and the extension of 193rd to the
eastern limits of the plat.
•
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612)441-7420 •Fax: (612)441-7425
Memo to Planning Commission/P 98-5
January 26, 1999
Page 2
• Existing Conditions
There is a Northern States Power Company easement running diagonally
across the northeast portion of the site, a Northern Natural Gas easement
running along the east boundary of the plat and a United Power easement
running along the west boundary of the plat.
The site has rolling terrain and is wooded except for the area included in the
NSP easement. There are also isolated wetlands on the site.
Wetlands
There are several wetlands located throughout the site. These will have to be
identified and delineated. It also appears that the extension of 193rd will
require filling one of the wetlands and several of the lots will be impacted by
wetlands. The applicant will be working with the City regarding all
necessary wetland permits.
Streets
As part of this project 193rd is proposed to be extended through the plat to it's
• eastern boundary. 193rd is proposed to be a boulevard design with a median
down the middle. Two small eye brow cul de sacs will installed along 193rd.
By doing this, driveways on 193rd will be greatly reduced. All but 1 of the 10
lots fronting on 193rd will have access from these cul de sacs. The median
will have to be designed so it does not impair visibility and is easy to
maintain.
A second access into this project will be a connection to Auburn Street
through Hillside Estates 4th. This street will connect to 193rd and also to a
proposed cul de sac. There are 4 cul de sacs proposed.
Park and Recreation
The Parks and Recreation Commission reviewed concept plans of Hillside
Estates 9th Addition. After some discussion, the Park and Recreation
Commission requested that the developer, maintain as open space for a trail
corridor, the Northern States Power easement and the Northern Natural Gas
easements. The plans provide for those trail corridors. The Northern States
Power easement connects with the 3.75 acre park which was dedicated as
part of Hillside Estates 5th Addition. The Northern Natural Gas easement
will allow for a trail connection to be extended from Hillside Estates 5th
Addition, through the park and through this project connecting 197th Avenue
• to 193rd Avenue. A sidewalk is proposed for the north side of 193rd.
\\elkriver\sys\shrdoc\planning\scott\p98-5j26.doc
Memo to Planning Commission/P 98-5
January 26, 1999
Page 3
• Landscaping and tree protection
The site is heavily wooded; the grading and development plan should be
designed to minimize the removal of trees. A realistic tree preservation plan
should be prepared showing which trees will be preserved. A landscaping
plan should also be provided which includes 1 boulevard tree and 1 front yard
tree for each lot with corner lots getting 1 boulevard tree and 1 yard tree for
each street frontage. The landscape plan should include landscaping for the
median on 193rd and a landscaped berm for the rear lot lines along 193rd.
Grading, drainage and utility plans
The City Engineer is reviewing grading, drainage and utilities and will be
available to answer questions.
Rezoning
For this project to proceed as proposed, the applicant is also requesting a
rezoning from Me (Single Family Residential) to a PUD (Planned Unit
Development). The PUD allows for more flexibility is design of streets and
• lots. All the lots will meet the minimum dimensional requirements of the
original zoning district (Rle). The PUD also allows for a comprehensive
review of the project.
Recommendation
Staff met with the applicant to discuss the proposed plat. It was determined
that the plans would have to be revised. However, the applicant requested
the Commission open the public hearing so he and the Commission can
receive public comment and those comments could be incorporated into
revised plans. It is recommended the Commission continue this application
until their February 23rd meeting.
•
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'a e '�SYr Y `-''i,?+'., ` Legal Descriptions
�,
._... That part of' the West Half of' the Northwest Quarter Section 26, Township 33,
� � Range 26, lying southwesterly, southeasterly, northeasterly and southerly of the
Fri plats of HILLSIDE ESTATES FOURTH ADDITION and HILLSIDE ESTATES FIFTH
r4,
�NJ' ADDITION all In Sherburne County, Minnesota.
and
111%116killiWidli . -,---.. ,/ That part of the Northeast Quarter of Section 27, Township 33, Range 26 lying
/ southwesterly, southeasterly, southerly, westerly and northerly of the plats
/ of HILLSIDE ESTATES SECOND ADDITION and HILLSIDE ESTATES THIRD ADDITION
ail In Sherburne County, Minnesota.
/ and
VII r�%
./
/ Outlot C. HILLSIDE ESTATES FOURTH ADDITION. Sherburne County, Minnesota.
-� The above described legal descriptions are incomplete. full legal descriptions
`.� to be provided at a future dote.
/Np' //\ Title opinion not provided as of this dote.
\ " 1 j
1 /� -----\---". Property subject to easements of record.
I
i IjAll distances approximate subject to a Final survey.
1 i
t Topography provided by Howard R. Green and Associates.
\� { Design Information and lot layouts for Rick Harrison Slte design
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;�'- Owner and Developer
_ f Riverside Development Corporation
`' /- S J 19230 Evans Street
` ' 1 t //my/
~i i / Elk River, Mn. 55330
kEL }� 612) 241-1801
) �i // / Plat Area = 1,379,853 Sq. Ft.+/- (43.16 Acres)
i< \ `lit
t{ t L `/ Lot Areas
i
1 1 Block 1 Block 4
\ , �\ i I-% /� Lot 1 = 17578 Sq. Ft.+/- Lot. 1 = 14.011 Sq. Ft,+;'- Lot 31 = 22,420 Sq.•Ft.+/-
/� ? ' , /' it Lot 2 = 49,310 Sq. Ft.+/- Lot 2 = 16,007 ;q. Ft+/ Lot 32 = 26,331 Sq. Ft.+!-
/ t Lot 3 = 35,245 Sq. Ft.+! Lot 3 = 16,998 Sq. Ft.=/- Lot 33 = 18558 SQ. Ft.+/-
Lot 4 = 14,359 Sq. Ft.+/- Lot 4 = 16,887 Sq. Ft.+;- Lot 34 = 36,963 Sq. Ft../-
I ,,
�� f ,:'` � + j Lo+ 5 17,022 Sq. Fr,.+!- Lo5 = 20.200 Sq. Ft.+!- Lot 35 = 20,319 Sq. F+,+/-
y�a 1 i t Lo 6 = 16,146 Sq. Ft.+;- Lot 6 = 16,388 Sq. Ft.+ Lot 36 = 18,341 Sq. Ft.+/-
11 J,3/1 ( Lot 7 = 17,798 Sq. Ft.+i- Lot 7 = 222,427 Sq. F+,+:-
i I ` 1 i �/ Lot 8 = 15,955 Sq. Ft.+/- Lot 8 = 24,193 Sq. Ft.+!-
' i i= J j 7/ !/'/ Lot 9 = 17,644 Sq, Ft+/- Lot 9 = 15,605 Sq. Ft.+_'-
�r /� 1/ Lot 10 = 22,863 Sq. Ft.+/- Lot 10 = 17,726 Sq. Ft.+!- Outlot A = 12,698 Sq. Ft.+/-
Lot 11 = 21,426 Sq. Ft.+/- Lot 11 = 22,872 Sq. F t.+;-/
Outlot B = 35,735 Sq. Ft.+;-
1 ,I 1� / Lot 12 = 18,979 Sq. Ft.+/- Lot 12 = 17,421 Sq. Ft.+/- Outlot C = 76,448 Sq. Ft.+/-
J j I{\I ' /'j \ Lot 13 = 19,107 Sq. Ft.+/- Lot 13 = 20,381 Sq. Ft.*/ Outlot D = 41,737 Sq. Ft.+/
j Lot 14 = 18,291 Sq. Ft+/- Outlot E = 80,459 Sq. Ft.+/-
i//31 '` , 4 of I('\ Block 2 Lot 15 = 15,928 Sq. Ft,+/-
f` b, �b \ ` Lot 1 = 26,981 Sq. Ft.+/- Lot 16 = 16,099 Sq. Ft.+/-
>', // 0�,Ar\ �, •\+\ \_ Lot 2 = 20,494 Sq. Ft.+/- Lot 17 = 16,185 Sq. Ft.+/-
\111 E Lot 3 = 31,850 Sq. Ft.+/- Lot 18 = 14,467 Sq. Ft.+/-
, . Lot 4 = 27,135 Sq. Ft.+/- Lot 19 = 24,938 Sq. Ft.*/-
.0.........„4„....1, �o Lot 5 = 17,572 Sq. Ft.+/- Lot 20 = 22,581 Sq, Ft.+/-
->----___.) Lot 21 = 17,077 Sq. Ft.+/-
Btock 3 Lot. 22 = 26,250 Sq. Ft.+/-
�' -� Lot 1 = 20,706 Sq. Ft.+/-
��=!��' Lot 24 = 24,487 Sq. Ft.+/-
�� \ Lot 2 = 21,377 Sq. Ft.+/- S
M r • Lot 24 = 21,503 q. Ft.+/-
�t ��` ' Lot 3 = 21,499 Sq, Ft.+/-
ir��K `?�� Lot 25 = 20.494 Sq. Ft+/-
��'�� \ Lot 4 = 18,245 Sq. Ft.+/-
�w�� A L.ot 26 = 16,786 Sq. F .+/-
�� Lot 5 = 13,854 Sq. Ft.+/- Lot 27 = 16,786 S Ft.+;-
'ioliiiiip
��` Lot 6 = 15,858 Sq. Ft.
+/- Lot 28 = 17,667 Sq. Ft.+/-
1 1 k . Lot 7 = 25,743 Sq. Ft.+/- Lot 29 = 15,473 Sq.F t++/- TYPICAL LOT
w Lot 30 = 15,166 Sq.
'' ,\ , . ..Q:
56 ( , •\�-� Total number of lots 'Si _
� `il I 3 j i ,0,`�,\`�\ Number .if io+s between J :,,, M-T...'K
' j o �. ��:'1�� 12,001 and 14,000 Sq, Ft 0 q 4Q„a W
I ( 1'1 14,001 and 16,000 Sq. Ft. 1 ,_g " U
;RV*
,�\ �� ` 1 I z \, ) ,I 1l f 16,001 and 20,000 Sq. Ft 22 3 Y
��11t��; j 20,001 and over 8
,4111410
TSV g - 11 1�I N
ifir
'\04111►=` v 1 ;j 1 Average area of lots 20,77.9 So Ft.
�j
�rn 1 Hill 1 Minlmlum front. building setback..... .... ...... ....... . ..30 j
7 Jj' 1.
\' (// 1 i, { ` STREET
ii 1 , i /
\ `\ ORIGINAL DATE.6-26-98 e99�I HEREBY CERTIFY THAT THIS PLAT,PLAN, PROPOSED CINNEI) NIT
) DESIGNED BYI826 SPECIFICATION,CR REPORT VAS PREPARED LOT SURVEYS COMPANY, INC DEVELOPMENT ❑F.
DRAWN BY.DEL BY ME DR UNDER MT DIRECT $TERED[BION HILLSIDE ESTATES
J CHECKED BY. AND THAT IAM 4 DULY REGISTERED LANG LAND SURVEYORS
�-- -.... .....„/ - SURVEYOR QUER THE LAWS EF THE
r 7601 73RD AVENUE Na
RE VISIONS. 7-22-98 STATE OF MINNESOTA. BROOKLYN PARK,M.55428
8-18-99 (612)560-3093 FAX<612)560-3522 NINTH ADDITION
CITY ITY OF ELK PIVER, MINNESOTA
- - I F.B.NII. I INv.re.
DATE 6-26-99 PEG.NO.,21753 50185
4 ,
Park&Recreation Commission Minutes
September 9, 1998
Page 2
• 7.a. Neighborhood Meeting to Discuss Meadow Park- 7:00- 7:30 10.m.
Steve Wensman reviewed the concept plan endorsed by the Park & Recreation
Commission for Meadow Park which is located on 2nd Street, east of Evans
Avenue. The plan includes a sliding hill, swing set, area for skating, planting of
overstory trees on the boulevard, and ornamental trees and shrubs within the
park.
The residents to the south of the park expressed concern that the play structure
would be too close to their home and asked if the property line could be fenced.
They also expressed concern that the trees be saved. Steve indicated that tight
hedging has been proposed as a natural buffer. It was the consensus of the
Commissioners that if the play area became heavily used and created a
problem, fencing could be considered.
The residents in attendance expressed their support for the concept. Chair
Anderson noted that there are no funds to develop the park at this time.
7.b. Hillside Estates 8th and 91h Addition Park Dedication
Steve Wensman indicated that he and Scott Harlicker met with Rick Foster
regarding the park dedication requirements recommended by the Commission
for Hillside Estates 8th and 9th Additions. He stated that Mr. Foster's revised plans
for Hillside 9th have included the recommendations, but he was not able to
incorporate a flat, 4-5 acre park site in the Hillside 8th plans requested by the
Commission.
Rick Foster, developer, indicated that when he purchased the property 7 years
ago, the Master Park Plan did not identify any large parks for this area. When the
plan was updated, there were no changes for the area. A year ago when he
began moving forward with his plans, Steve Ach asked him to meet with the Park
& Rec Commission,which he did. At that time, the Commission recommended a
park area the size of 1-2 lots, a trail corridor to go through the NSP power line,
extending to the north side of Menards and over to the south side of 197th and tie
info the sidewalk. At that time, he stated he would provide whatever easements
were needed to weave the trail through the trees so it would not be necessary to
cut down any trees. Mr. Foster stated that it is not possible to meet Commission's
recent request for a 4-5 acre flat piece of property for park adjacent to the
powerline and a road because the property is densely wooded and hilly. Mr.
Foster explained it would cost approximately$250,000 to cut down trees and
level out a 4-5 acre park area. He reviewed the trail corridors, connections and
areas where the ponds would impact the trail routes.
Commissioner Huberty questioned whether or not the ponds would freeze over in
the winter for skating. Mr. Foster stated that they would, but he felt the pond
south of Menards parking lot would be better for skating. He noted that if it were
used for skating, it should be included under the city's insurance liability.
The Park & Recreation Commissioners concurred that size of the recommended
• open space area is needed to serve the density of the Hillside Estates area. Chair
Anderson reviewed the recommendations of the Commission for the 8th addition.
Park & Recreation Commission Minutes
September 9, 1998
Page 3
• Mr. Foster agreed to provide the power line easement for a trail but he
requested that he be allowed to infringe into the easement where necessary to
obtain the required lot depths. Mr. Foster indicated that he would provide the
necessary easements to run the trail around the pond in the Zane Court area.
Discussion followed regarding different areas within the 8th Addition plat where a
4-5 acre park site might be created. Commissioners Huberty and Kuester
expressed support for obtaining a site, leaving it wooded for now, with it's future
use to be determined at a later date. Mr. Foster suggested that the Commission
use the park dedication fees to purchase property to the southeast for the type
of park they are looking for. Discussion followed regarding a park site in the
northwest portion of the plat (Lots 1-13, Block 3, and Lots 18 & 19, Block 1 area).
Chair Anderson indicated that the goal is to serve the entire Hillside Estates area.
Commissioner Kuester noted that they would like the 75' powerline corridor
preserved.
COMMISSIONER WESTRUM MOVED TO RECOMMEND THE FOLLOWING PARK
DEDICATION REQUIREMENTS FOR HILLSIDE 8TH ADDITION:
- THE DEVELOPER WORK WITH STAFF TO LOCATE A 4-5 ACRE PARK SITE IN THE
NORTHWEST PORTION OF THE PLAT.
- THE DEVELOPER ALLOW A MINIMUM 75' WIDE EASEMENT FOR A TRAIL (WITH AN 8
PERCENT MAXIMUM SLOPE) TO WIND THROUGH THE NSP POWERLINE CORRIDOR
AND AROUND THE PONDS.
• COMMISSIONER ANDERSON SECONDED THE MOTION. THE MOTION CARRIED 6-0.
:4\<, CHAIR ANDERSON MOVED TO RECOMMEND THE FOLLOWING PARK DEDICATION
REQUIREMENTS FOR HILLSIDE 9TH ADDITION:
- A 50' GAS LINE TRAIL CORRIDOR EXTENDING FROM THE NSP CORRIDOR TO 193RD;
THEN A 50' CORRIDOR FROM 193RD, TAPERING DOWN TO 20' AT THE SOUTH OF THE
PLAT TO PRESERVE THE INTGRITY OF THE PROPOSED LOTS.
- CONTINUE A MINIMUM 75' CORRIDOR ADJACENT TO HilISIDE 5TH PARK, WIDE
ENOUGH TO ACCOMMODATE A PAVED TRAIL WITH AN 8 PERCENT MAXIMUM
SLOPE, WHICH MAY NEED TO SWITCH BACK.
COMMISSIONER KUESTER SECONDED THE MOTION. THE MOTION CARRIED 6-0.
8. BMX Committee Presentation
Steve Wensman indicated that the BMX Committee would not be making a
presentation this month.
9. Mountain Biking Trails Progress
a. Update on Trail Building Seminar-Steve Wensman
Steve Wensman stated that the information he learned at the trail building
seminar will be very helpful for mountain biking trails in Hillside Park. He explained