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7.8. SR 06-17-2019Request for Action To Item Number Mayor and City Council 7.8 Agenda Section Meeting Date Prepared by Public Hearings June 17, 2019 Zack Carlton, Planning Manager Item Description Reviewed by Pines at Elk River, LLC – 18461 Twin Lakes Road Chris Leeseberg, Senior Planner Reviewed by  Zone Change from Business Park (BP) to Planned Unit Development (PUD) Cal Portner, City Administrator  Conditional Use Permit for PUD  Preliminary Plat for a townhome development nd to be known as Tall Pines PUD 2 Addition nd  Final Plat of Tall Pines PUD 2 Addition Action Requested Adopt, by motion, an ordinance amending the City of Elk River Zoning Map to rezone certain property from Business Park to Planned Unit Development (PUD), with the condition that a PUD agreement must be approved by the Council prior to recording the zone change. Approve, by motion, a Conditional Use Permit (CUP) establishing a residential PUD, with the following conditions: 1. A PUD Agreement shall be developed and signed by both parties prior to issuance of a building permit. 2. A grading permit from Sherburne County is required for work adjacent the Twin Lakes Road (CSAH 13). 3. Continue to work with the city to ensure compliance with fire lane and emergency vehicle access requirements. 4. Submit plan profile sheets and connection details for sewer and water system additions. 5. Approval of a parking diagram illustrating a minimum of 1 off-street (Public ROW) parking space per two units. 6. Update the site plan to remove all encroachments within the 25 foot wetland buffer. 7. A homeowners association must be established, subject to review and approval of the city attorney, and shall be responsible for all, landscaping, snow clearing, and regular maintenance of private drives and driveways. 8. Submit an updated landscaping plan showing additional screening along the north and east property lines. 9. Submit elevations of townhome exteriors which demonstrate variation in building materials. 25% of the front building façade shall have an exterior finish of brick, stucco, or natural/artificial stone. 10. Adjacent homes shall not have the same color palette 11. No more than two of the same façade shall be adjacent to one another. The Elk River Vision A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community engagement that encourages and inspires prosperity 12. Mailboxes shall be located on the private street. Approve, by motion, the Preliminary Plat of Tall Pines PUD Second Addition 1. Approval of the Zone Change and CUP establishing the PUD. 2. Update the preliminary plat to include right-of-way dedication for a cul-de-sac on Line Ave. Adopt, by motion, a resolution approving the Final Plat of Tall Pines PUD Second Addition, with the following conditions: 1. All conditions of approval for the CUP establishing the PUD for this development shall be satisfied. (Case No. CU 19-08) 2. All conditions of approval for the Preliminary Plat of Tall Pines PUD Second Addition shall be satisfied. (Case No. P 19-04) 3. Easements encompassing the 25-foot wetland buffer must be added to the plat. 4. Pine View Circle, the private drive shown on the plat, should be identified as an outlot and include a drainage and utility easement over the entire parcel. 5. The name of the private drive will be determined by city staff and shall be consistent with the city’s addressing policy. 6. Park Dedication Fee shall be satisfied in the amount required by the city when the final plat is released for recording (currently $1,075.79/lot). 7. Water Availability Charge shall be satisfied in the amount required by the city when the final plat is released for recording (currently $368/plumbing unit). 8. Development Plan shall be approved by the city engineer prior to issuance of building permits. 9. All necessary permits shall be secured from the city and Elk River Municipal Utilities prior to commencing construction. 10. Any item or condition found that indicates the site is likely to yield information important to pre-history or history shall be reported to the city immediately. Further, the city reserves the right to stop work authorized in its approval until the site is appropriately investigated and work is authorized. Background/Discussion Case Nos. ZC 19-02, CU 19-08, and P 19-04 The applicant, Roger Derrick with the Pines at Elk River, LLC, is proposing to develop a 6.33-acre parcel along Line Ave with 30 residential townhomes on 40 foot wide lots. The project will be similar to the Tall rd Pines subdivision, also developed by Mr. Derrick, south along 183 Circle. Some units will have the option for a lookout basement. Kliever Lake Fields, West Oaks, and Miske Meadows have also included detached townhome units similar to those proposed with this project. The property is currently zoned Business Park (BP), and a zone change to support the proposed Planned Unit Development is required. Park Dedication The Park and Recreation Commission reviewed the plat and recommended cash dedication for all new buildable lots. Due to the number of homes, the rate will be consistent with the medium density standard. Planning Commission The Commission questioned the proposed wetland buffer setback impacts. State wetland regulations allow a “de Minimus” filling of a small portion of wetlands as part of a development. The applicant could fill a small section of wetland and meet the setbacks required of ordinance, but felt that allowing a small encroachment is better than filling wetlands to meet the wetland setback requirements. There will be no impacts beyond the N:\\Public Bodies\\Agenda Packets\\06-17-2019\\Final\\7.8 sr Tall Pines 2nd.docx 25-foot wetland buffer. The setbacks will be communicated via easements and standards in the PUD agreement. Public Hearing One resident spoke and asked questions about traffic and stormwater management. Included conditions th require dedication of ROW for a possible cul-de-sac on Line Ave and south of 5 Street. Staff noted that the city is aware of the significant traffic concerns along Line Ave and is evaluating multiple options to address local circulation concerns once the Highway 169 Redefine project identifies connections to Main Street. Staff also noted that all new runoff created by the development will need to be treated on site. The Commission further discussed traffic along Line Ave and alternatives to a cul-de-sac. The Commission recommended approval of all applications 4-1, with Chair Johnson opposing due to concerns with traffic. The Commission also added a condition for additional screening along Twin Lakes Road. Financial Impact None Attachments  Planning Commission packet dated May 28, 2019.  Final Plat of Tall Pines PUD  Zone Change Ordinance  Final Plat Resolution N:\\Public Bodies\\Agenda Packets\\06-17-2019\\Final\\7.8 sr Tall Pines 2nd.docx Request for Action To ItemNumber Planning Commission 4.1 Agenda Section Meeting Date Preparedby Public Hearings May28, 2019 ZackCarlton, Planning Manager ItemDescription Reviewedby PinesatElkRiver, LLC – 18461TwinLakes Road ChrisLeeseberg, SeniorPlanner ReviewedbyZoneChangefromBusinessPark (BP) to Planned UnitDevelopment (P.U.D.), CaseNo. ZC19-02 Conditional UsePermitfor P.U.D., CaseNo. CU19-08. Preliminary Platforatownhomedevelopment ndtobeknownasTallPinesP.U.D. 2 Addition, CaseNo. P19-04 ActionRequested Recommend, bymotion, approval ofthe zonechangefrom Business ParktoPlannedUnitDevelopment, withthefollowing condition: 1. APUDagreement must beapproved bytheCityCouncil priorto recordingtheZone Change. Recommend, bymotion, approval oftheConditional UsePermit establishingaresidential PlannedUnitDevelopment, with the followingconditions: 1. APUDAgreement shall bedevelopedand signedbyboth partiespriortoissuanceofabuildingpermit. 2. AgradingpermitfromSherburne County isrequired for workadjacent theTwin LakesRoad (CSAH 13). 3. Continue toworkwiththecitytoensure compliancewith firelane andemergency vehicle access requirements. 4. Submitplanprofilesheets andconnection details forsewer andwatersystemadditions. 5. Approval ofaparkingdiagram illustrating aminimum of1 off-street (PublicROW) parkingspace per twounits. 6. Updatethesiteplantoremoveallencroachments withinthe 25 footwetlandbuffer. 7. Ahomeowners association must beestablished, subjectto reviewandapproval ofthecity attorney, andshallbe responsibleforall landscaping, snow clearing, andregular maintenance ofprivate drivesand driveways. 8. Submit anupdatedlandscaping planshowing additional screening alongthenorthpropertyline. The ElkRiver Vision Awelcomingcommunity withrevolutionary andspirited resourcefulness, exceptional service, andcommunity engagement thatencourages andinspires prosperity 9. Submitelevations of townhome exteriorswhich demonstrate variation inbuildingmaterials. Twenty-fivepercentof thefront buildingfaçadeshallhaveanexteriorfinishofbrick, stucco, or natural/artificialstone. 10. Adjacenthomesshall nothavethe samecolorpallet. 11. Nomorethan twoofthesamefaçadeshallbe adjacent tooneanother. 12. Mailboxesshallbelocatedontheprivatestreet. Recommend, bymotion, approvalofthePreliminary PlatofTallPines SecondAddition P.U.D., withthe following condition: 1. Update thepreliminary plattoincluderight-of-waydedicationforacul-de-sacon LineAve. Background/Discussion Theapplicant, Roger Derrickwith thePinesatElk River, LLC, isproposing todevelop a6.33acreparcel alongLineAve. with30residentialtownhomeson40footwidelots. The project willbesimilartothe rdTallPinessubdivision, alsodevelopedbyRogerDerrick, justsouthalong183 Circle. Some unitswill havetheoption foralookout basement. Kliever Lake Fields, WestOaks, andMiske Meadowshavealso includeddetached townhome unitssimilartothoseproposed withthis project. The property iscurrently zonedBusiness Park (BP), andazonechangetosupport theproposedPlanned UnitDevelopment is required. Comprehensive Plan TheComprehensive Planguides thisareaasMixed Usewhichallowsamixture ofhousing, jobsand/or retailservices useswithinclose proximitytoeachother. Theareaalsoprovidesanother setting forhigh densityresidentiallanduses. Theproposed useandrezoningtoaresidentialPUDissupportedbythe Comprehensive Plan. SitePlan The30townhomelotsarelaidoutalongasingleprivate streetwithaccess fromthe westtoLineAve. Thecity hasplanstomoveforwardwithacul-de-saconLine Ave. whichwillrequireadditionalright-of- wayfromthe projectarea. Theplat shouldbeupdated toincludetheadditional right-of-waydedication. Each home willhave drivewayaccess toaprivate street, andnoadditional access pointstopublic rights- of-wayareproposed. Theproposed layout isconcerning asthecul-de-sacdoesnotsupportanadequate turn-around foremergency serviceanddelivery vehicles, andthere arenosimilar privatestreetsintown withthis manyunitsserved byasingleaccess point toapublic street. Townhomestandardsrequire one-halfguestparking space perunitinanoff-streetparking lotorprivate drive. Theprivatestreetsappeartoprovidethisstandard, butanexhibit demonstratingcompliancemust besubmitted. Delineated wetlands appearonthenorthandsouth sides oftheproject area, andtheplans show encroachmentinto the45footminimum setbackrequired perordinance. Theapplicant hasrequested approvalofthe encroachmentas partofthePUDprocess. Aproposed drainage pondonthesoutheast cornerofthesitewillbeutilizedforstormwater management. Cityordinancesalsorequire a45footminimumsetbackforstructures around stormwater N:\\Departments\\CommunityDevelopment\\Planning\\Agendas\\PCPackets\\2019\\05-28-2019\\4.1srTallPines2nd.docx ponds tofacilitatewaterqualitybest management practices. Thesiteplanindicates encroachments for twolots, andthe applicant hasrequested approvalof theencroachmentaspartofthe PUDprocess. EngineeringandUtilities Properties aregradedtodirectrunofftotheprivatestreets, which collect stormwater viacatchbasins, and totherearoftheproperty. Stormwater collectedinthestreets isdirectedtotheproposed stormwater pond. Allhomes willbeserved bycitysewerandwater. Landscaping The proposedlandscapeplanshowsa numberoftrees along theprivatestreets, andbetweenthe townhomes. Theplanalso showsthe required shrubsforeachtownhome. Parks Parkdedication willberequired for30mediumdensityunits. ApplicableRegulations ZoneChange In reviewing aproposed amendment, consideration shallbegiven toexistingconditionswithintheareadirectly andindirectly affected bytheproposal, theconservation ofpropertyvalues, theusetowhichthepropertyaffected isbeing devotedatthetime, andrelevant provisions, ifany, inthelanduseplan. Theproposed usecomplieswiththeguidance providedintheland useplan. Conditional UsePermit/PUD Theissuance ofaConditional UsePermitcanbe ordered onlyiftheuseatthe proposedlocation: 1. Willnotendanger, injure ordetrimentally affecttheuseandenjoyment ofother property intheimmediate vicinity or thepublic health, safety, morals, comfort, convenienceorgeneralwelfareoftheneighborhood orthe city. Theresidentialusewillnotdetrimentallyaffect theuseandenjoymentofadjacent properties. However, theresidents ofthefuturetownhomes maybeimpacted bytheexistinglightmanufacturing facility directly north ofthesubdivision. Preservation ofexisting vegetationandadditional landscaping arerecommended alongthenorth propertylinetomitigate these impacts. 2. Willbeconsistentwith thecomprehensive plan. Theproperty isguided formixeduse whereresidential uses arepermitted. Theusewillbeconsistent withthe comprehensive plan. 3. Willnotimpedethenormal andorderlydevelopment andimprovement ofsurrounding vacantproperty. Development ofthenarrow property immediatelysouth ofthesubdivision may beimpactedbythe proposed subdivision. However, the propertyhas access toLine Ave. and itisunknown whattypeof development willoccur tothesouth. Thepropertyallows additionaltownhomes, industrial uses, and possible commercial uses. Without knowing what usemaybeestablished ontheproperty, stubbing in aR/W connectionorlimiting thisprojectmaynotbe appropriate. N:\\Departments\\CommunityDevelopment\\Planning\\Agendas\\PCPackets\\2019\\05-28-2019\\4.1srTallPines2nd.docx 4. Willbe servedadequately byandwillnotadversely affectessentialpublic facilitiesandservices including streets, police andfireprotection, drainage, refusedisposal, waterandsewersystems, parksandschools; andwillnot, in particular, createtraffic congestion orinterference withtraffic onadjacentandneighboring public thoroughfares. Theusewillbeserved adequatelyby andwillnotadverselyaffectessentialpublic facilities andservices including streets, police andfireprotection, drainage, refusedisposal, waterandsewersystems, parks andschools; andwillnot, inparticular, createtrafficcongestion orinterference withtrafficonadjacent andneighboring public thoroughfares. 5. Willnotinvolveuses, activities, processes, materials, equipment andconditions ofoperationthatwillbedetrimental to anypersonsorpropertybecause ofexcessivetraffic, noise, smoke, fumes, glare, odors, dustorvibrations. Theproposed residential usewillnotinvolve uses, activities, processes, materials, equipment, or conditionsthatwillbedetrimentalto other properties. 6. Willnotresult inthedestruction, loss ordamage ofanatural, scenic orhistoric featureofmajor importance. Grading isproposedtocreateminimal impactsto naturalareas, andtheusewillnotresultinthe destruction ofscenicor historicfeatureofmajorimportance. 7. Willfullycomply withallother requirements ofthis Code, including anyapplicablerequirements andstandards for theissuance ofalicense orpermittoestablishandoperate theproposed useinthe city. Theconditionsincludedintherecommendationforapprovalwillensurethesubdivisionwillfully complywithallrequirements ofthis code. Additionally, Sec30-1564describes thestandardsforestablishmentofaPUDdistrict. 1. Land willbezonedinto thePUDzoning district onlyuponapproval ofaconcept planforthePUD, pursuant totheproceduresetforthin thissection. APUDwillbeauthorizedonlandinaPUD zoningdistrictonlyupon issuance ofaconditionaluse permit, pursuant totheprocedure setforthinthis section. AConditional Use Permit willbeissued inaccordance withthe abovestandards. 2. Theusesallowedin aPUDshallbe limitedto landusesconsistent withthecity's comprehensiveplanandland usemap, andtothoseusesidentified intheconcept planforthePUDzoning district andtheconditional use permitforthePUD. TheComprehensivePlanandlandusemapguidethisareaformixeduse, which includes residential uses. 3. Thearea oflandtobeincluded inaPUDshall beinuniform control ofthe applicant. Theapplicant willbeincontrol ofallparcelsprior torecordingtheCUP andplat. 4. APUDshallbedesigned toforma desirable unifiedenvironmentwithinitsproposedboundaries, including uniformdesignelements, landscaping, lighting andsignage. ThePUDisdesigned asoneproject with uniform designelements throughouttheproject area. 5. APUDshall notcause undesirable impacts onadjacentlandsandlanduses. Inparticular, usesonthePUD perimeter shallbecompatible with adjacentuses outsidethePUD. Nearby landusesinclude single-familyresidential, commercial development, lightmanufacturing, asenior facility, and developable vacantland. Allparcels are withinthemixeduse areaguided by theComprehensivePlan. ThePUDwillnotcauseundesirable impactson adjacentlandsandland uses. N:\\Departments\\CommunityDevelopment\\Planning\\Agendas\\PCPackets\\2019\\05-28-2019\\4.1srTallPines2nd.docx 6. APUDshallbeservedbyadequate transportation, water, sanitary sewerand drainagesystems. Theprojectareawillbe servedbypublicservices, andwillnotadverselyimpact transportation networks withinthe area. 7. APUDshall notadverselyaffectexistingorproposed parks, schools, streetsorotherpublic facilities. Existingpublic facilities arenotimpacted bytheproposed project. However, theplanned cul-de- saconLineAve. requiresdedicationofadditional right-of-way. 8. Thecouncilmayestablishvaried andreasonable lotarea, frontage, sideyard, andsetback requirementsfora PUDandmayauthorizeadensity which itdetermines to beappropriate under thecircumstances. Anypermitted densityshallbeconsistent withthecity'scomprehensive planandnotadverselyaffect thepublichealth, safetyand welfare. Theproposal isconsistentwith densities described intheComprehensivePlan, setbacks from public rights-of-way, and designstandards forsimilardevelopments withincitycode. 9. More thanoneprincipalbuildingmaybeconstructed onalotwithin a PUDif authorizedbythecouncil. Unlessotherwise permitted bythecouncil, a PUDshallcomplywiththeschedulesofdimensional regulations set forthinthisarticle, except thatindividual lotsshallhave nolessthan 80percentoftheminimumareaforsimilar uses. Theproject does notconflictwithstandards described incitycode. Preliminary Plat Cityordinance section 30-375outlinestherequiredfindingsforapproval ofaPreliminaryPlat. 1. Theproposed subdivisionis consistent withthezoning regulations (article VIof thischapter) andconforms inall respects withallrequirementsofthisCode, includingthezoning regulationsandthisarticle. Theproposedsubdivision requiresapprovalof arezoning application. Providedthezoningis amended toPUD, andrecommended conditionsare included, theproposed subdivision is consistent withallzoning regulations. 2. Theproposed subdivision isconsistent withallapplicablegeneralandspecializedcity, county, andregional plans, including, butnotlimited to, thecity'scomprehensive developmentplan. Thesubdivisionisconsistent withallapplicable plans. 3. Thephysical characteristics ofthesite, including butnotlimitedtotopography, soils, vegetation, susceptibilityto erosionandsiltation, susceptibilitytoflooding, anddrainage aresuitablefor thetypeanddensityofdevelopmentand usescontemplated. Thephysicalcharacteristics ofthesitesupport theproposed use. Encroachments intothe wetland setback andbuffer canbeapproved through thePUDprocess, butstaffhasincluded acondition thatencroachments closer than25 feetfromthewetlandor stormwaterpondarenotpermitted. 4. Theproposed subdivisionmakesadequateprovision forwater supply, stormdrainage, sewage transportation, erosioncontrol and allother services, facilities andimprovements otherwiserequiredinthisarticle. Thesubdivisionincludespublicutilitiesandstormwater infrastructure thatmeets city requirements. Additional permitsrequiredtocomplywitherosion controlstandardsarearequired, andmust be securedpriortobuilding permit issuance. N:\\Departments\\CommunityDevelopment\\Planning\\Agendas\\PCPackets\\2019\\05-28-2019\\4.1srTallPines2nd.docx 5. Theproposedsubdivisionwillnotcausesubstantial environmentaldamage. Thesubdivisionwillnotcausesubstantialenvironmental damage. 6. Theproposedsubdivision will notconflictwitheasements ofrecordorwitheasements established byjudgment ofa court. There arenoconflicts witheasementsof record. 7. Theproposed subdivision willnothavean undueand adverseimpact on thereasonable developmentofneighboring land. Theproposed subdivision will notimpact reasonabledevelopment ofneighboring land. 8. Theproposedsubdivision isnotpremature. Asubdivision ispremature ifanyofthefollowing exists: a. Lack ofadequate stormwater drainage. b. Lack ofadequate roads. c. Lackofadequatesanitarysewersystems. d. Lack ofadequateoff-sitepublic improvements orsupportsystems. Thesubdivision isnotprematureastheaboveconditionshavebeenprovided for. Inreviewing thestandards forapprovalofaZone Change, Conditional UsePermit, PlannedUnit Development, andPreliminaryPlat, theproposed project meetsthestandards, andisrecommended for approval withtheoutlined conditions. FinancialImpact None Council Meeting Ifactedon, thisitemwillgoto theJune17, 2019, CityCouncil meeting. Attachments Location Map Applicant’sNarrative SitePlansandPreliminaryPlat Building ElevationsandFloorPlans LineAve. Cul-de-SacPlans N:\\Departments\\CommunityDevelopment\\Planning\\Agendas\\PCPackets\\2019\\05-28-2019\\4.1srTallPines2nd.docx Sherburne County, MN VICINITY MAP SW1/4 of Sec. 35, Twp. 33, Rng. 26, Strikethroughs to be removed Underlines to be added Ordinance 19 - ____ An Ordinance Amending the City of Elk River Zoning Map to Rezone Certain Property from Business Park to Planned Unit Development. Case No. ZC 19-02 The City Council of the City of Elk River does hereby ordain as follows: SECTION 1. That the duly adopted Zoning Map of the City of Elk River is hereby amended to rezone the property described on attached Exhibit A to PUD (Planned Unit Development). SECTION 2. That the rezoning approved by this Ordinance is based on the following findings: 1. The rezoning is consistent with the City of Elk River Land Use Plan adopted as part of the City of Elk River Comprehensive Plan. SECTION 3. That this ordinance shall take effect upon adoption and be published as provided by law. Passed and adopted by the City Council of the City of Elk River this 17th day of June, 2019. ______________________________ John J. Dietz, Mayor ATTEST: _______________________________ Tina Allard, City Clerk Last Updated January 2019 Strikethroughs to be removed Underlines to be added EXHIBIT A LEGAL DESCRIPTION Last Updated January 2019 City of Elk River City Council Resolution 19-____ A Resolution of the City Council of the City of Elk River Granting Final Plat Approval for Tall Pines P.U.D. Second Addition WHEREAS, application has been made for final plat approval, pursuant to Section 30-374 of the Elk River City Code of Ordinances, of the property legally described on attached Exhibit A and hereinafter referred to as “the Property”; and WHEREAS, a preliminary plat of the Property was approved by the City Council on June 17, 2019; and WHEREAS, the proposed final plat is consistent with the preliminary plat as approved by the City Council; and WHEREAS, the proposed final plat complies with each of the conditions set forth by the City Council in its approval of the preliminary plat of the Property; NOW, THEREFORE, BE IT RESOLVED 1. It is hereby determined by the City Council for the City of Elk River as follows: A. The proposed subdivision is consistent with Chapter 30 of the City Code of Ordinances and conforms with all of its requirements. B. The proposed subdivision is consistent with all applicable general and specialized city, county, and regional plans including, but not limited to, the City’s Comprehensive Plan. C. 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. D. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, erosion control and all other services, facilities and improvements otherwise required herein. E. The proposed subdivision will not cause substantial environmental damage. F. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court. G. The proposed subdivision will not have an undue or adverse impact on the reasonable development of neighboring land. 2. Final plat approval is hereby granted for the Property, subject to the conditions set forth in attached Exhibit B. 3. The officers of the City are hereby authorized, once the conditions set forth in Exhibit B are met and complied with, to sign the final plat for the Property and to issue a certified copy of this Resolution giving final approval of the plat. 4. The owner of the Property is authorized to record the final plat as required by law and shall file proof of said recording with the City. No building permits will be issued for the Property until the final plat is recorded. 5. This final plat approval shall expire two years from the date of this resolution if the final plat is not recorded within that time. th Passed and adopted this 17 day of June 2019. John J. Dietz, Mayor ATTEST: Tina Allard, City Clerk EXHIBIT A LEGAL DESCRIPTION EXHIBIT B CONDITIONS OF APPROVAL 1. All conditions of approval for the Conditional Use Permit (CUP) establishing the PUD for this development shall be satisfied. (Case No. CU 19-08) 2. All conditions of approval for the Preliminary Plat of Tall Pines P.U.D Second Addition shall be satisfied. (Case No. P 19-04) 3. Easements encompassing the 25 foot wetland buffer must be added to the plat. 4. Pine View Circle, the private drive shown on the plat, should be identified as an outlot and include a drainage and utility easement over the entire parcel. 5. The name of the private drive will be determined by city staff and shall be consistent with the city’s addressing policy. 6. Park Dedication Fee shall be satisfied in the amount required by the city when the Final Plat is released for recording (currently $1,075.79/lot). 7. Water Availability Charge shall be satisfied in the amount required by the city when the Final Plat is released for recording (currently $368/ plumbing unit). 8. Development Plan shall be approved by the City Engineer prior to issuance of building permits. 9. All necessary permits shall be secured from the city and Elk River Municipal Utilities prior to commencing construction. 10. Any item or condition found that indicates the site is likely to yield information important to pre-history or history shall be reported to the city immediately. Further, the city reserves the right to stop work authorized in its approval until the site is appropriately investigated and work is authorized.