7.2 SR 12-04-2023it ci
Elk*
River
Request for Action
To
Item Number
Mayor and City Council
7.2
Agenda Section
Meeting Date
Prepared by
Public Hearings
December 4, 2023
Chris Leeseberg, Senior Planner
Item Description
Reviewed by
Simple Plat: Glens Ridge, Westphal
Zack Carlton, Community Development Director
Construction Company, Inc.
Reviewed by
Cal Portner, City Administrator
Action Requested
Adopt, by motion, a resolution for the final plat of Glens Ridge with the
following conditions:
1. Park Dedication shall be paid for one dwelling unit at the rate
applicable when the subdivision is released for recording.
2. All city standards for public improvements shall be met.
3. A development agreement shall be approved by the City Council
prior to releasing the plat for recording.
Background/Discussion
Case No. P 23-13 - During the November 20, 2023, City Council meeting,
the applicant expressed economic concerns with the requirement of a cul-
de-sac built to the City Engineering Standard which would only serve two
parcels. The proposed improvement would ultimately serve three parcels.
Attached is an exhibit identifying 17 city cul-de-sacs servicing 1-3 parcels.
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CR 33
RR
Hwy 10
CR 12
P, y
The topography of the development will require curbing for the cul-de-sac y
to direct stormwater to storm basins in the adjacent development. The rural
standard would require a significant amount of grading for ditch runoff.
The city standard calls for a bituminous surface. Figure i
Developments of any size within the city requires that all city standards be
followed, and it is not recommended that the Council approve non-standard public improvements based on the
economics of the development.
The recommended conditions for approval include a requirement that all city standards are met and that a
development agreement be approved by the City Council. The agreement outlines the costs and responsibilities
for the developer as it relates to the installation of public improvements. This document will be finalized with
the engineer's estimate for the full cul-de-sac.
Financial Impact
None
The Elk River Vision P I I E I E 0 0 i
A welcoming community with revolutionary and spirited resourcefulness, exceptional [NATURE]
service, and community engagement that encourages and inspires prosperity. Updated. August 2020
Mission/Policy/Goal
■ Opportunity to live, work, and play
■ Responsibly grow
■ Work with citizens to achieve goals
Attachments
■ Location Map
■ Final Plat
■ Cul-de-Sac Exhibit
■ November 20, 2023, City Council Memo
■ Resolution
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Request for Action
To
Item Number
Mayor and City Council
7.2
Agenda Section
Meeting Date
Prepared by
Public Hearings
November 20, 2023
Chris Leeseber , Senior Planner
Item Description
Reviewed by
Simple Plat: Glens Ridge, Westphal Construction
Zack Carlton, Community Development Director
Reviewed by
Company, Inc.
Cal Portner, City Administrator
Action Requested
Adopt, by motion, a resolution for the final plat of Glens Ridge with the condition that Park Dedication shall be
paid for one dwelling unit at the rate applicable when the subdivision is released for recording.
Background/Discussion
Case No. P 23-13 - The property is 59.35 acres and zoned R1a. The
proposed plat consists of two buildable lots with one lot eligible for
Park Dedication. Lot 1 will be 3.49 acres in size with access from Jarvis
Street and Lot 2 will be 55.07 acres with access from Cleveland Street.
The subdivision is providing an additional 33' of right-of-way along the
west side of Jarvis St. and right-of-way for a cul-de-sac at the end of
Cleveland St.
The cul-de-sac will provide the required access to Lot 1. The applicant
questioned why they cannot make the cul-de-sac gravel versus paved to
city standards. With two more parcels using the cul-de-sac for access,
staff determined it should be built to city standards now. Cul-de-sacs
are needed for cars/trucks, snowplows, firetrucks, mail carriers,
deliveries, etc. to be able to safely turn around. While gravel would
achieve this, the adjacent street is paved — leaving only the cul-de-sac as
gravel, and the ongoing maintenance of a gravel cu-de-sac is not in the
city's best interest.
Parks and Recreation Commission
The commission recommends park dedication be for one dwelling unit
at the rate applicable when the subdivision is released for recording.
Applicable Regulations
City ordinance section 30-375 outlines the required findings for approval of a plat.
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity.
CR 33
p I I E I E I 1 1
NATUREI
Updated.• January 2023
•
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 proposed subdivision is consistent with all zoning regulations. Lot size and lot width meet the
ordinance requirements.
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 subdivision is consistent with all applicable plans.
3. The physical characteristics of the site, including but not limited to topography, soilr, 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 (one parcel)
and uses contemplated.
4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, erosion control
and all other services, facilities and improvements otherwise required in this article.
The proposed plat is outside of the Urban Service District and needs to provide its own water supply and
sewage treatment. Both parcels will need to provide documentation that primary and secondary septic
systems can be supported.
5. The proposed subdivision will not cause substantial environmental damage.
The plat providing for two buildable parcels 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 surrounding properties are developed, the proposed subdivision will not impact reasonable
development of neighboring land.
8. The proposed subdivision is not premature. 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 sewer 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.
Mission/Policy/Goal
■ Opportunity to live, work, and play
■ Responsibly grow
■ Work with citizens to achieve goals
Attachments
■ Location Map
■ Final Plat
■ Resolution
N:\Public Bodies\Agenda Packets\11-20-2023\Final\x7.2 sr.docx
City of
Elk
*l
River
City of Elk River
City Council
Resolution 23-
A Resolution of the City Council of the City of Elk River Granting Final Plat
Approval for Glens Ridge, Case No. P 23-13
WHEREAS, application has been made for final plat approval, pursuant to Section 30-391
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, the proposed final plat complies with each of the conditions set forth by the
City Council in its approval of the plat of the Property.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Elk
River, Minnesota, as follows:
A. The proposed subdivision is consistent with Chapter 30 of the City Code of
Ordinances and conforms with all 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.
i
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.
This final plat approval shall expire two years from the date of this resolution if the
final plat is not recorded within that time.
Passed and adopted this 4th day of December 2023.
John J. Dietz, Mayor
ATTEST:
Tina Allard, City Clerk
i
EXHIBIT A
LEGAL DESCRIPTION
The North Half of the Northeast Quarter of Section 1, Township 33, Range 26, Sherburne
County, Minnesota, EXCEPT that part of the South 450.00 feet of the Northeast Quarter of
Northeast Quarter of said section 1, lying East of the West 350.00 feet thereof.
i
EXHIBIT B
CONDITIONS OF APPROVAL
1. Park Dedication shall be paid for one dwelling unit at the rate applicable when the
subdivision is released for recording.
2. All city standards for public improvements shall be met.
3. A development agreement shall be approved by the City Council prior to releasing
the plat for recording.
i
Simple PlatGlens Ridge
November 20, 2023, Council Meeting Council directed staff to provide additional informationsac-de-Applicant expressed economic concerns with cul
Background Other equipment mobilizedTurning movements are challenginglonger runs–Gravel roads maintained with a grader Maintenance-
Background significant grading Urban section is being considered due to area topography and Urban Design (curb & gutter)Rural Design (ditches)Stormwater-
Background Increase sediment into catch basinsStormwater directed onto street surfacepotential to adversely impact existing infrastructureHas end of paved streetat the sac -de-Gravel
culStormwater-
Background improvements based on the economics of developmentstandard public -Not recommended that the CC approve nonsacs serving three or fewer parcels-de-17 culImproves access for
lager vehiclesfollowedDevelopment of any size requires that all city standards be Development-
Action Requested Council prior to releasing the plat for recording. A development agreement shall be approved by the City 3.All city standards for public improvements shall be met.2.applicable
when the subdivision is released for recording.Park Dedication shall be paid for one dwelling unit at the rate 1.with the following conditions:Adopt, by motion, a resolution for the
final plat of Glens Ridge