5.2. PCSR 05-25-2021 Request for Action
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Elk -
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To Item Number
Planning Commission 5.2
Agenda Section Meeting Date Prepared by
Public Hearings May 25, 2021 Chris Leeseberg, Senior Planner
Item Description Reviewed by
Providence S&S LLC and Shawn Logan, 13275 Zack Carlton,Planning Manager
207th Ave. NW& 75-117-3100 Reviewed by
Preliminary Plat of Majestic Oaks
Action Requested
Recommend, by motion, approval of the Preliminary Plat for Majestic Oaks with the following condition:
1. All comments on the Comment Letter dated April 7, 2021, shall be addressed.
Background/Discussion
The subject properties are 51.13 acres in size, zoned R1 and located
east of Elk Lake Road at the 207x'Ave. alignment (13275 207 'Ave).
The proposed plat consists of 14 lots and dedicates right-of-way for
circulation and access to all the new buildable lots. Lot 5,Block 1 will
contain the existing house and the remaining lots will be new -
developable lots,which are eligible for park dedication. CR 33
The lots range in size from 2.64 to 7.38 and they all meet the minimal
lot width of 160-feet. z
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Comprehensive Plan
The property is guided for single family residential, and the subdivision Hwy io
is consistent with all applicable plans. CR 12
Access and Circulation
Two new streets in this proposed development (207`''Ave. and Fresno
St.) will connect this development the Windsor Woods Development �P
to the north providing a through street connecting County Road 33 tiw
and County Road 1. j
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Engineering and Stormwater
The streets will be constructed with a rural section with no curb and Figure i
gutter.
The Elk River Vision P I I E R E I I Y
A welcoming community avith revolutionary and spirited resourcefulness, exceptional [NAfUR
service, and community engagement that encourages and inspires prosperity. Updated.August 2020
Parks and Recreation
The Parks and Recreation Commission recommended park dedication for Majestic Oaks be paid, at the
applicable rate, for the final number of dwelling unit when the lots are released for recording.
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 avith 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 proposed
subdivision is consistent with all zoning regulations.
2. The proposed subdivision is consistent with all applicable general and specialized cio, county, and regional plans, including,
but not limited to, the city's comprehensive development plan.
The property is guided for residential, and 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 of the site are suitable for the type and density of development and uses
contemplated.
4. The proposed subdivision makes adequate provision for mater supply, storm drainage, sera age transportation, erosion control
and all other services,facilities and improvements other�a�ise 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, the subdivision 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,and south
and east are the developed subdivisions of Twin Lakes Estates. The proposed subdivision will not impact
reasonable development of neighboring land.
8. The proposed subdivision is not premature.A subdivision is premature if any of the following exists:
a. Lack of adequate stormwater drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer ystems.
d. Lack of adequate off-site public improvements or support ystems.
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
■ Preliminary Plat
■ Comment Letter dated April 7, 2021
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City of
River
13065 Orono Parkway
Elk River,MN 55330
April 7,2021
Steve Rohlf VIA EMAIL: srohl kcornerstoneauto.com
17094 Vance St NW e srlogan(ae,cfatith.com
Elk River,MN 55330
RE: Preliminary Plat Application Complete
Dear Mr. Rohlf,
Thank you for your applications for a Preliminary Plat to subdivide property located at 13275 207`h
Avenue. I will be reviewing your application and preparing the staff report for the Planning
Commission and City Council.
On April 26,2021,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 April 26,2021,your applications have been deemed
complete, and the 60-day review period starts. These application has been assigned Case Number P
21-04 and is scheduled to be reviewed by the Planning Commission on May 25,2021,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 application on June 7,2021.
Staff conducted a thorough site plan review on April 3,2021,and has the following comments:
City Comments
■ Ensure all curves are designed to 30 MPH other than south curve. Show design speed for
southern curve.
■ Stormwater management needs to meet NPDES and city stormwater ordinance.
■ Must use concrete flex mats at all storm pipe outlets instead of rip-rap.
■ Install storm sewer rather than swales at all locations.
■ Show culvert locations/elevations for driveways.
■ Add driveway slopes to development plans.
■ Provide D&Us wide enough to provide access for maintenance of stormwater BMPs.
■ Ensure permission is granted from adjacent property owner for grading inside their property.
■ The northern connection will be north of the current cul-de-sac fan area. Remove the extra
pavement and construct as a typical through street.
P O r E H E O 9 Y
Phone: 763.635.1000 INWURE]
www.ElkRiverMN.gov
■ A wetland delineation needs to be completed for the entire site to determine wedand
boundaries.
■ Wedand setback of 45' from the delineated boundary should be include in a drainage and
utility easement.
■ The north/south street shall be labeled Fresno Street.
■ The existing home will be assigned a new address upon approval.
■ The plat should dedicate half of the right-of-way, thirty-three feet,along the southern
boundary of the plat to provide opportunity for a future street connection to the east and
support development of adjacent parcels.
■ This project is located within Elk River's well head protection area, all regulations related to
well head protection shall be followed.
Elk River Municipal Utilities
■ The existing house has an underground primary to transformer that feeds home which will
need to stay energized until new utilities go in.
■ With the amount of grade work being proposed,the existing underground primary will be an
issue.
■ If joint trenching is being utilized, this will not occur until the roads have their first layer of
asphalt.
Please submit revised drawing(s) and other requested information,as indicated above,by May 17,
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,
do-
Chris Leeseberg, Senior Planner
Ph: 763.635.1033
cleeseberg@ElkRiverA/iN.gov