6.2. PCSR 03-23-2021 Request for Action
Cir•ci
Elk -
River=
To Item Number
Planning Commission 6.2
Agenda Section Meeting Date Prepared by
Public Hearings March 23, 2021 Chris Leeseberg, Senior Planner
Item Description Reviewed by
Providence S&S LLC/ Zack Carlton,Planning Manager
Kenneth Jordan, 18990 Twin Lakes Rd. Reviewed by
Preliminary Plat of Tranquil Meadows for
25 residential lots, Case No. P 21-03
Action Requested
Recommend,by motion, approval of the Preliminary Plat for Tranquil Meadows with the following condition:
1. All comments on the Comment Letter dated March 8, 2021, shall be addressed.
Background/Discussion j
The subject property is 13.23 acres in size, zoned R1c and located at
the northwest corner of the County Road 13 (Twin Lakes Road) and
Tyler Street intersection. Minimum lot sizes in this district are 11,000 �a
SF and the subdivision meets all ordinance design standards. `4
The proposed plat includes 25 single-family lots and associated right- " CR as
of-way to support internal circulation and an anticipated future
connection to the west. Lot 5, Block 1 will contain the existing house
and the remaining lots will be new developable lots,which are eligible
for park dedication. The two new access points to Tyler Street ensure RR
access and circulation for residents and additional right-of-way stubs to
the north are not required. Hwy 10
CR 12
Sherburne County is currently developing plans for a round-a-bout at
the intersection of Tyler Street and Twin Lakes Road—immediately to
the southeast of this subdivision. The intersection improvement will
improve mobility and connectivity for the new residents of this �P
subdivision. /Y11
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Parks and Recreation
The Parks and Recreation Commission recommended:
■ Park dedication be paid for 24 dwelling units, at the applicable Figure i
rate when the subdivision is released for recording.
■ A bituminous trail be installed, to city standards, along the entire eastern edge of the subject property
parallel to Tyler Street.
The Elk River Vision PONE H E o s Y
A welcoming community avith revolutionary and spirited resourcefulness, exceptional INAV
service, and community engagement that encourages and inspires prosperity. Updated.August 2020
■ A concrete sidewalk be installed, to city standards, from the western stub of 190`'Avenue through the
development to the Tyler Street bituminous trail.
These recommendations were based off the Park and Recreation Master plan and the 2018 trails master plan.
Applicable Regulations
Preliminary Plat
City ordinance section 30-375 outlines the required findings for approval of a Preliminary Plat.
7. The proposed subdivision is consistent with the honing regulations (article VI of this chapter) and conforms in all respects with
all requirements of this Code, including the honing regulations and this article.
The property is zoned single family residential and meets all dimensional requirements. The plat also
includes easements to meet the city's wetland buffering and setback ordinances. The proposed subdivision
is consistent with all zoning regulations.
2. The proposed subdivision is consistent with all applicable general and speciali.Zed cio, county, and regional plans, including,
but not limited to, the city's comprehensive development plan.
The Comprehensive Plan guides the property for urban residential uses and the adopted park plans include
recommendations for trail connections as outlined above. With the included sidewalk and trails, the
subdivision is consistent with all applicable plans.
3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and
siltation, susceptibility to flooding and drainage are suitable for the type and density of development and uses contemplated.
The physical characteristics include a wetland along the western property boundary. A wetland delineation
will be completed and any changes from the assumed wetland boundary will be reflected in the plat. The
site is suitable for the type and density of development and uses contemplated.
4. The proposed subdivision makes adequate provision for mater supply, storm drainage, sewage transportation, erosion control
and all other services,facilities and improvements otherwise required in this article.
The subdivision will include infrastructure to meet city requirements.Additional permits required to
comply with erosion control standards are required and will be secured prior to building permit issuance.
5. The proposed subdivision will not cause substantial environmental damage.
Although there will be site grading and subsequent improvements,the subdivision must comply with
environmental setbacks and buffers and the project will not cause substantial environmental damage.
6. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court
The proposed subdivision will not conflict with easements of record or with easements established by
judgment of a court.
7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring land.
The vacant parcel to the west is a city park, there is a 40-acre undeveloped farm to the north,Twin Lakes
Estates is located to the southeast, and the remaining undeveloped land is south and west of the project
area. The plat includes a right-of-way stub to provide access for future development and growth of the
area. The proposed subdivision will not have an adverse impact on reasonable development of
neighboring land.
S. The proposed subdivision is notpremature.A subdivision ispremature if any of the following exists:
a. Lack of adequate stormwater drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sen,,er systems.
d. Lack of adequate off-site public improvements or support systems.
The subdivision is not premature as the above conditions have been provided for.
Financial Impact
None
Mission/Policy/Goal
■ Opportunity to live,work, and play
■ Responsibly grow
■ Work with citizens to achieve goals
Attachments
■ Location Map
■ Plans and Preliminary Plat
■ Comment Letter dated January 8, 2021
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City of
Elk
*==1
River
13065 Orono Parkway
Elk River,MN 55330
March 5,2021
Steve Rohlf VIA EMAIL: srohEkgornerstoneauto.com
17094 Vance St NW pigs inc e,hotmail.com
Elk River,MN 55330
RE:Preliminary and Final Plat Application Complete
Dear Mr.Rohlf,
Thank you for your applications for a Preliminary and Final Plat to subdivide property located at 18990 Twin
Lakes Road. I will be reviewing your application and preparing the staff report for the Planning Commission
and City Council.
On February 22,2021,the city received your application for the above use. Per state statute 15.99,the city is
required to make a decision within 60 days of receipt of the completed application. Subdivision 3 of that
section requires the city to notify an applicant within 15 business days if information is missing,delaying the
start of the 60 day review period. A city may extend the 60 day review period up to 120 days to complete the
review.
With the receipt of the required materials on February 22,2021,your applications have been deemed
complete,and the 60 day review period starts. These applications have been assigned Case Number P 21-03
and are scheduled to be reviewed by the Planning Commission on March 23,2021,at 6:30 p.m.at the Elk
River City Hall, 13065 Orono Parkway. With a Planning Commission recommendation on that date,the City
Council will review your applications no earlier than April 19,2021.
Staff conducted a thorough site plan review on March 1,2021,and has the following comments:
Sherburne County
■ No concerns with the proposed preliminary Plat.
■ Removal of the driveway adjacent to CSAH 13 will be a requirement for County approval.
■ Additionally,Sherburne County is proposing improvements to CSAH 13/Twin Lakes Road at the
Tyler street intersection,beginning in July of 2021.
■ Coordination of development work involving utility construction in and under CSAH 13 project
limits will be required to be completed concurrently to avoid any cutting into brand new pavement
placed with the CSAH 13 road construction project.
City Comments
■ Add sidewalk to one side new streets and add trail along west side of Tyler Street from Twin Lakes
Road to northern extent of subject project. The grading of lot 1 block 3 will need to be adjusted.
■ ADA compliant pedestrian ramps required at crossings.
■ Consider future decks/patios when establishing building pads.Decks are considered principal
structures and must meet rear yard and wetland setback standards.
■ Driveway on lot 5 block 1 may need to move pending County project.
■ Concrete flex mat to be used at all outlets per standard plate.
ParIRIU 0
Phone: 763.635.1000 /�M UREJ
www.ElkRiverMN.gov
■ Review all proposed stormwater infrastructure to meet design standards for spacing,depth and
catchment areas (appears to have ample catch basins,this can be reviewed with city staff and
consulting engineer).
■ Overall,drainage and utility easements must adequately cover all stormwater basins and swale widths.
Lots 1-5 block 3 need to have the drainage and utility easement widened to accomplish this.
■ Extend stub from sanitary manhole 206 to west property line to allow for future extensions.
■ Shift sanitary manhole 210 east to the right-of-way of Tyler Street, and extend sewer pipe to the
northeast extent of the subject property with the addition of a sanitary manhole with a stub that
extends north to the adjacent property line.
■ Shift sanitary manhole 202 and 201 east to the Tyler Street right-of-way.
■ Street signage plan is needed.
■ All surface flow swales must meet minimum 2%positive grade.
■ 2'freeboard is required from all proposed emergency overflow levels to low openings of proposed
single-family homes.
■ Adjust driveway to the right on lot 5 block 3 so driveway does not overlap the catch basin.
■ Shift driveway west at lot 7 block 1 so driveway does not overlap the catch basin.
■ A double ring infiltrometer test is required for the dry basin to ensure stormwater modeling is
accurate,adjust accordingly.
■ The proposed sanitary service line for the existing single-family home can't connect to sanitary
manhole 204,must connect to main line.Also,this proposed sanitary sewer line must be in a
proposed drainage and utility easement.
■ A wetland delineation is required for this site to determine accurate wetland boundaries.This will
need to be completed during the growing season and reviewed by the TEP (technical evaluation
panel) for approval. Once the wetland boundary is approved,the 45'wetland setback must be
updated on the plat and placed within a drainage&utility easement.
Elk River Municipal Utilities
■ The watermain at 190'/2 Avenue and Tyler Street needs to be extended North to connect with
watermam at 191st Lane and Tyler Street to eliminate the dead-end watermain on 191st Avenue.
■ The dead-end watermain on 190th Ave will be considered a temporary dead-end with a fire hydrant
for flushing.
Please submit revised drawing(s) and other requested information,as indicated above,by March 15,2021. If
city staff does not receive the requested information by this date,we will postpone your application.
Please let me know if you have any questions.
Sincerely,
Chris Leeseberg, Senior Planner
Ph: 763.635.1033
cleeseberg@E1kRiverMN.gov