7.4. SR 07-18-1994
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ITEM 7.4.
MEMORANDUM
TO:
MAYOR AND CITY COUNCIL
FROM:
STEVEN B. ACH, CITY PLANNER
DATE:
JULY 18,1994
SUBJECT: PRELIMINARY PLAT AND
CONDITIONAL USE PERMIT
REQUEST BY RIVERSIDE
DEVELOPMENT, PUBLIC HEARING,
CASE NO. P 94-06 AND CU 94-26
ISSUE
B.
Request for preliminary plat approval to subdivide approximately forth
(40) acres into eighty-eight (88) single family lots.
Request for a conditional use permit to develop a residential planned
unit development.
A.
.
LOCATION
North of Auburn Avenue extension and south of 197th Avenue.
ZONING I LAND USE
(Proposed) Planned Unit Development I MR (Medium Density Residential)
ATTACHMENTS
Report to the Planning Commission dated June 28, 1994
OVERVIEW
The proposed preliminary plat and request for a Conditional Use Permit for a
Planned Unit Development is an extension of the Hillside Estates residential
development along 193rd. The requested plat is relatively consistent with
the concept plan presented by the developer to the City Council in 1992.
The subject property has some physical constraints including utility
. easements (UPA, NSP, and Northern Natural Gas), wetlands, some wooded
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Hillside Estates 4th/CUP
July 18, 1994
Page 2
.
areas and topography to be considered in designing the preliminary plat.
The plat consists of a variety of lot sizes with the smaller lots occurring in the
north end of the plat which has no existing trees. Conversely, in the
southwest corner of the plat where there are existing trees, the lot sizes are
larger to provide for greater opportunity to save the trees during the
construction of homes.
ROADS
Access to Hillside Estates 4th Addition may be achieved via Auburn Avenue,
which will be extended from Hillside Estates 3rd Addition, or Zane Avenue
off of 197th on the north end of the plat. Included in the plat are four (4)
streets that terminate at the limits of the plat in anticipation of future road
extensions to serve other areas for development. The proposed cul-de-sacs
are all within the allowable standards stated in the subdivision ordinance.
LOT SIZES
.
Based on the physical constraints and the natural features on the property,
lot sizes within the Planned Unit Development vary from 10,500 square feet
up to 29,000 square feet with an average size of roughly 13,000 square feet.
Most of the lots typically have a frontage of approximately 85 feet and a
depth of 125 to 150 feet. Upon review of the plat, the following lots present a
concern and should be considered for revisions:
tI
. Lots 10-13, Block 1, are double frontage lots and should have a minimum
depth of 135 feet.
. Lot 1, Block 1, is encumbered by utility easement and has inadequate
buildable area.
. Lots 1 and 2, Block 3, have a depth of 103 feet. This should be increased
to a minimum of 120 feet.
. Lots 18 and 19, Block 3, have a minimum depth that should be increased.
. There are several corner lots throughout the plat that have a width of less
than 100 feet, which is the minimum requirement in a typical Rlc
development. This reduction in lot width is one of the variations proposed
by the developer as part of the Planned Unit Development.
. The City's subdivision design standards require side lot lines to be
substantially at right angles to straight lines and radial to curve streets.
The proposed plat has some lots, primarily along 195th Street and Auburn
Avenue, that should have their lot lines adjusted to meet this standard.
. The developer has indicated that the preliminary plat is in the process of
being revised in accordance with these comments and may be prepared to
present the preliminary plat to the City Council with the revisions in
accordance with the aforementioned statements.
Hillside Estates 4th/CUP
July 18, 1994
.
Page 3
ENVIRONMENTAL ASSESSMENT WORKSHEET
An Environmental Assessment Worksheet (EAW) is being prepared for this
plat along with the adjacent property that is controlled by Riverside
Development. The EA W should be completed and ready for presentation to
the City Council some time in July or August. Prior to final plat approval by
the City Council, the EA W will have to be accepted and declare an
Environmental Impact Statement is not necessary.
CONDITIONAL USE PERMIT
The conditional use permit is the application necessary to approve the PUD.
The PUD allows a variation to the typical standards set forth in the City's
zoning district. The concept submitted by the developer for the entire
Hillside Estates area (roughly 240 acres) is to provide an overall variation in
lot sizes depending upon the natural conditions ofthe property and amenities
that will permit larger lot sizes in exchange for smaller lots in the unwooded
areas. In terms of some of the other standards requested by the developer to
be made part ofthis PUD, are the following setbacks:
.
. House
Front Yard
Side Yard
Corner Side Yard
Rear Yard
. Garage
Front Yard
Side Yard
Corner Side Yard
Rear Yard
30 feet
10 feet
30 feet
30 feet
30 feet
6 feet
30 feet
6 feet
The setbacks are generally in conformance with the Rlc setback
requirements with the exception of the garage setbacks for a side yard and
rear yard setback. The Rlc district requires a 10 foot setback as opposed to
the proposed 6. The 6 foot side yard and rear yard setback is consistent with
the Hillside Estates First, Second and Third Additions. In terms of other
improvements proposed by the developer to enhance the PUD include: some
creative landscaping plantings throughout the plat, and architecturally
designed mailbox posts. These two elements will raise the standards and
level of continuity that is typically found in PUD's.
.
Hillside Estates 4th/CUP
July 18, 1994
Page 4
.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission unanimously recommended approval of the
preliminary plat and conditional use permit for Hillside Estates 4th Addition.
RECOMMENDATION
It is recommended the City Council approve the following:
A. Preliminary Plat to subdivide approximately 40 acres with the
following conditions:
1. A DEVELOPERS AGREEMENT BE PREPARED AND
EXECUTED PRIOR TO RELEASING THE PLAT FOR
RECORDING.
2. COMMENTS FROM TERRY MAURER'S JUNE Hi, 1994, MEMO
BE ADDRESSED AND INCORPORATED INTO THE PLAT.
3.
A COMPLETE WETLAND DELINEATION BE CONDUCTED
AND INCORPORATED INTO THE PLAT. ALL IDENTIFIED
WETLANDS SHOULD BE PROTECTED WITH A DRAINAGE
AND UTILITY EASEMENT.
.
4. RECOMMENDATION FROM THE PARK AND RECREATION
COMMISSION BE INCORPORATED INTO THE
PRELIMINARY PLAT PRIOR TO BEING SUBMITTED TO THE
CITY COUNCIL. IF THE RECOMMENDATION IS FOR
PAYMENT OF CASH, THIS CASH PAYMENT SHALL BE
MADE BASED ON THE FEE AT THE TIME OF FINAL PLAT
APPROVAL.
5. STREET LIGHTS BE PROVIDED THROUGHOUT THE PLAT
AS REQUESTED BY THE CITY.
6. A DEVELOPMENT PLAN BE SUBMITTED FOR CITY REVIEW
AND APPROVAL. PLANS SHOULD IDENTIFY FINISHED
FLOOR ELEVATIONS, LOT CORNER ELEVATIONS, AND
TYPE OF HOME. THIS PLAN NEEDS TO BE APPROVED BY
THE CITY ENGINEER PRIOR TO THE ISSUANCE OF ANY
BUILDING PERMITS.
7.
PRELIMINARY PLAT APPROVAL IS CONTINGENT UPON
THE ZONE CHANGE TO PLANNED UNIT DEVELOPMENT
BEING APPROVED BY THE CITY COUNCIL.
.
Hillside Estates 4th/CUP
July 18, 1994
Page 5
.
8.
PAYMENT OF STORM DRAINAGE IMPACT FEE OF $100 PER
LOT BE MADE PRIOR TO RELEASE OF FINAL PLAT FOR
RECORDING.
9. PAYMENT IN THE AMOUNT DETERMINED BY THE CITY
ENGINEER BE MADE TO COVER THE COST OF SEAL
COATING THE STREETS BE PAID PRIOR TO RELEASING
THE FINAL PLAT FOR RECORDING.
10. ALL OUTLOTS INTENDED TO BE USED FOR TRAIL
CORRIDORS BE DEEDED TO THE CITY.
11. THE EA W BE ACTED ON BY THE CITY COUNCIL PRIOR TO
CONSIDERING THE FINAL PLAT.
12. NECESSARY DRAINAGE AND UTILITY EASEMENTS BE
PROVIDED THROUGHOUT THE PLAT.
.
13. THE VACANT AREAS SOUTH AND EAST OF 195TH AND
AUBURN, AND NORTH AND WEST OF 194TH AND AUBURN
BE INCLUDED IN THE PLAT EITHER AS PARK LAND (IF
RECOMMENDED BY THE PARK AND RECREATION
COMMISSION) OR AS AN OUTLOT TO BE REPLATTED AT A
FUTURE DATE.
14. A TREE PROTECTION PLAN BE SUBMITTED WITH EACH
BUILDING PERMIT.
B. Conditional Use Permit for a residential Planned Unit Development
1. A PLANNED UNIT DEVELOPMENT AGREEMENT BE
PREPARED OUTLINING THE STANDARDS FOR
HILLSIDE ESTATES FOURTH ADDITION.
2. A LANDSCAPE PLAN BE SUBMITTED OUTLINING THE
PROPOSED LANDSCAPING IMPROVEMENTS FOR THE
PLANNED UNIT DEVELOPMENT AS WELL AS THE
LANDSCAPING TO MEET THE CITY'S ORDINANCE
REQUIREMENTS.
3. DEVELOPER PROVIDE A DETAIL OF THE TYPICAL
MAILBOX DESIGN THAT WILL BE USED
THROUGHOUT THE ENTIRE DEVELOPMENT
.
Hillside Estates 4th/CUP
July 18, 1994
.
Page 6
4.
SETBACKS MEET THE FOLLOWING:
HOUSE
GARAGE
.
.
FRONT YARD
SIDE YARD
CORNER SIDE YARD
REAR YARD
FRONT YARD
SIDE YARD
CORNER SIDE YARD
REAR YARD
30 FEET
10 FEET
30 FEET
30 FEET
30 FEET
6 FEET
30 FEET
6 FEET
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AGENDA ITEM 5.10
River
MEMORANDUM
TO:
PLANNING COMMISSION
STEVEN B. ACH, CITY PLANNE~d-
JUNE 28, 1994
FROM:
DATE:
SUBJECT: PRELIMINARY PLAT REQUEST AND
CONDITIONAL USE PERMIT BY
RIVERSIDE DEVELOPMENT, PUBLIC
. HEARING, CASE NO. CU 94-26 &; P 94-06
REQUEST
A.
B.
Request for preliminary plat approval to subdivide approximately 40
acres into 88 single family lots.
Request for a conditional use permit to develop a residential Planned
Unit Development.
i
LOCATION
North of Auburn Avenue extension and south of 197th Avenue
ZONING / LAND USE
(Proposed) Planned Unit Development / MR (Medium Density Residential)
ATTACHMENTS
Memo from Terry Maurer dated June 15, 1994, Location Map, Zoning Map,
Preliminary Plat, Grading Plan
OVERVIEW
.
The proposed preliminary plat is relatively consistent with the developers
concept plan for the entire 240 (plus or minimum) acre development. The
proposed plan includes a total of 88 single family lots, five more than the
concept plan had illustrated.
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 . (612) 441-7420 . Fax: (612) 441-7425
Hillside Estates
June 28, 1994
Page 2
.!
The proposed development is an extension of the Hillside Estates 1st, 2nd,
and 3rd Additions. The development will require extending City water and
sewer to serve the proposed 88 single family lots. The northerly and eastern
limits coincide with the current urban service area for the City water and
sewer area. There are currently no plans to extend City services into these
areas.
GENERAL CHARACTERISTICS
The property has rolling terrain with a mixture of wooded and open areas.
Utility easements for Northern States Power, United Power Association, and
Northern Natural Gas bisect the property. Isolated wetland areas are also
present on site.
WETLANDS
..
Throughout the plat there are areas that appear to be wetland. A complete
wetland delineation will need to be conducted identifying all the wetland
areas. Based on this delineation, the proposed preliminary plat may have to
be adjusted to protect those identified wetlands in accordance with the
Wetland Conservation Act.
ENVIRONMENTAL ASSESSMENT WORKSHEET
An Environmental Assessment Worksheet (EAW) is being prepared for this
plat along with adjacent property that is controlled by Riverside
Development. The EA W should be completed and ready for presentation to
the City Council in July. Preliminary plat approval can be granted with a
condition that the City Council accept the EA Wand declare an
Environmental Impact Statement (EIS) is not necessary. Prior to final plat
approval, the City Council will need to take action on the EA W.
LOT SIZES
Based on the physical constraints of the property, lots sizes vary from 10,500
to 29,000 with an average size of roughly 13,000. Most of the lots typically
have a frontage of approximately 85 feet and a depth of 125-150 feet. Upon
review of the plat, the following lots may present problems and should be
given consideration for revisions:
.
. Lots 10-13, Block 1, are double frontage lots and should have a minimum
depth of 135 feet.
hillpcu.pc
Hillside Estates
June 28, 1994
Page 3
.
. Lot 1, Block 1, is encumbered by a utility easement and has inadequate
buildable area.
. Lots 1 and 2, Block 3, have a depth of 103 feet. This should be increased
to a minimum of 120 feet.
. Lots 18 and 19, Block 3, have a minimum depth that should be increased.
. There are several corner lots throughout the plat that have a width of less
than 100 feet, which is the minimum required in a typical Rlc
development. This reduction is one of the variations proposed by the
developer as part ofthe Planned Unit Development.
. The City's subdivision design standards require side lot lines to be
substantially at right angles to straight lines and radial to curve streets.
The proposed plat has some lots primarily along 195th Street and Auburn
Avenue that should have their lot lines adjusted to meet this standard.
ROADS
.
The preliminary plat has been designed with the extension of future roads
beyond the limits of the plat. Three of the roads will provide access to future
additions of the Hillside Estates Planned Unit Development. On the other
hand, 195th Street terminates at the eastern limits of the plat and would
provide access outside of the Hillside Estates Planned Unit Development.
This would occur at the time development is proposed for that area. All of
these future road extensions should be constructed to the limits of the plat to
avoid any misunderstandings with future home owners.
PARK AND RECREATION RECOMMENDATION
At the time this report was made, the Park and Recreation Commission had
not made a recommendation on the park requirements for this development.
However, based on the concept plan submitted in 1992, there are two issues
that may need to be included as part of this plat. They include dedicating
land for a neighborhood park site as well as identifying the north/south trail
corridor. Depending upon the Park and Recreation Commission's
recommendation, the plat may need to be modified accordingly.
TREE PROTECTION
..
A majority of the plat is outside the primary wooded areas. However, there
are some lots with tree masses existing on them. The grading and
development plan should be prepared to minimize grading within these tree
areas. Retaining walls and tree wells should be incorporated to save as many
trees as possible.
hillpcu.pc
Hillside Estates
June 28, 1994
Page 4
.
With the issuance of each building permit, a close examination of the existing
trees should take place and be incorporated into the house location on the
site. In addition, custom grading should also be done on each site
maximizing the protection of the remaining trees after the rough grading and
house construction.
STREET LIGHTS
The developer will be required to have street lights installed throughout the
subdivision as determined by the City and/or Elk River Municipal Utilities.
CONDITIONAL USE PERMIT
. The conditional use permit is used to establish development standards and
uses within the proposed Planned Unit Development. The developer is
requesting setbacks be consistent with those in Hillside Estates First,
Second, and Third Additions, which are as follows:
. House Front Yard - 30 feet
i Side Yard - 10 feet
Corner Side Yard - 30 feet
Rear Yard- 30 feet
. Garage Front Yard - 30 feet
Side Yard - 6 feet
Corner Side Yard - 30 feet
Rear Yard- 6 feet
In terms of permitted and conditional uses allowed in a Planned Unit
Development, staff is recommending that uses set forth in the Rlc section of
the Zoning Ordinance be adopted and made part of the Planned Unit
Development Agreement for Hillside Estates. The Planned Unit
Development Agreement will need to be prepared and executed prior to
releasing the final plat.
LANDSCAPING
.
Planned Unit Development's typically have a design element that provides
continuity and establishes a sense of unified development. Often times, this
continuity is achieved through landscaping techniques. The developer should
present a landscaping concept for review to satisfy the continuity element of
the Planned Unit Development. Furthermore, one front yard tree at
intervals of every 60 feet shall be provided. Credit will be given for existing
hillpcu.pc
Hillside Estates
June 28, 1994
Page 5
.
trees, however, a plan will need to be submitted identifying the intended
location of trees. The landscaping theme mentioned above can be included on
this plan.
RECOMMENDATION
It is recommended the Planning Commission recommend approval of the
following:
A. Preliminary plat to subdivide approximately forty (40) acres with the
following conditions:
1. A DEVELOPERS AGREEMENT BE PREPARED AND
EXECUTED .PRIOR TO RELEASING THE PLAT FOR
RECORDING.
2. COMMENTS FROM TERRY MAURER'S JUNE 15, 1994, MEMO
BE ADDRESSED AND INCORPORATED INTO THE PLAT.
3.
A COMPLETE WETLAND DELINEATION BE CONDUCTED
AND INCORPORATED INTO THE PLAT. ALL IDENTIFIED
WETLANDS SHOULD BE PROTECTED WITH A DRAINAGE
AND UTILITY EASEMENT.
i
4. RECOMMENDATION FROM THE PARK AND RECREATION
COMMISSION BE INCORPORATED INTO THE
PRELIMINARY PLAT PRIOR TO BEING SUBMITTED TO THE
CITY COUNCIL. IF THE RECOMMENDATION IS FOR
PAYMENT OF CASH, THIS CASH PAYMENT SHALL BE
MADE BASED ON THE FEE AT THE TIME OF FINAL PLAT
APPROVAL.
5. STREET LIGHTS BE PROVIDED THROUGHOUT THE PLAT
AS REQUESTED BY THE CITY.
6. A DEVELOPMENT PLAN BE SUBMITTED FOR CITY REVIEW
AND APPROVAL. PLANS SHOULD IDENTIFY FINISHED
FLOOR ELEVATIONS, LOT CORNER ELEVATIONS, AND
TYPE OF HOME. THIS PLAN NEEDS TO BE APPROVED BY
THE CITY ENGINEER PRIOR TO THE ISSUANCE OF ANY
BUILDING PERMITS.
7.
PRELIMINARY PLAT APPROVAL IS CONTINGENT UPON
THE ZONE CHANGE TO PLANNED UNIT DEVELOPMENT
BEING APPROVED BY THE CITY COUNCIL.
t6
hillpcu.pc
Hillside Estates
June 28, 1994
Page 6
.
8.
NECESSARY DRAINAGE AND UTILITY EASEMENTS BE
PROVIDED THROUGHOUT THE PLAT.
9. THE VACANT AREAS SOUTH AND EAST OF 195TH AND
AUBURN, AND NORTH AND WEST OF 194TH AND AUBURN
BE INCLUDED IN THE PLAT EITHER AS PARK LAND (IF
RECOMMENDED BY THE PARK AND RECREATION
COMMISSION) OR AS AN OUTLOT TO BE REPLATTED AT A
FUTURE DATE.
10. A TREE PROTECTION PLAN BE SUBMITTED WITH EACH
BUILDING PERMIT.
B. Conditional use permit for a residential Planned Unit Development
with 'the following conditions:
1. A PLANNED UNIT DEVELOPMENT AGREEMENT BE
PREPARED AND EXECUTED PRIOR TO RELEASING THE
PLAT FOR RECORDING.
2. SETBACKS MEET THE FOLLOWING:
i.....".
">
. House Front Yard - 30 feet
Side Yard - 10 feet
Corner Side Yard - 30 feet
Rear Yard - 30 feet
. Garage Front Yard - 30 feet
Side Yard - 6 feet
Corner Side Yard - 30 feet
Rear Yard - 6 feet
3. A LANDSCAPE PLAN BE SUBMITTED IDENTIFYING A
COMMON LANDSCAPE THEME THROUGHOUT THE ENTIRE
PLANNED UNIT DEVELOPMENT AS WELL AS FRONT YARD
TREES EVERY SIXTY (60) FEET.
4. UNIFORM MAIL BOX DESIGN BE PROVIDED THROUGHOUT
THE DEVELOPMENT. A DETAIL BE SUBMITTED FOR
REVIEW
.
hillpcu. pc
. MS, -
l1I\SIL TUG E\GL\EEKS
CIV.I! ENGiNEERiNG.
ENVIRONNIENTAI
,.',I,UNIOPA!
P:ANNING
STRUCTURAl
-SURVEYING
TRAFFIC
HANSPORfATlON
1326 Energy Park Drive
SI. Paul, MN 551 08
612-644-4389
fax: 612-644-9446
.800 Shelard Parkway
Minneapolis, MN 55441
612-546-0432
fax: 612-544-6398
June 15, 1994
File: 230-233-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: HILLSIDE 4TH ADDITION
Dear Mr. Ach:
As requested, we have reviewed the submittal infonnation for the Hillside 4th Addition. The
submitted infonnation was prepared by Hakanson Anderson Associates, Inc., and consisted
of a preliminary plat dated May 10, 1994, and a 2-sheet grading and drainage plan dated
June 2, 1994. Based on our review, we would offer the following comments.
A. Preliminary Plat
1.
Lots 11, 12, and 13 of Block 1 end up to be double frontage lots between
196th Street and 197th. These lots should be reevaluated to determine if there
is a method by which the undesirable double frontage lots could be
eliminated.
2. Lots 1 and 2, Block 3, are fairly shallow at just over 100 feet deep. It
appears that it would be relatively easy to make them deeper by moving the
rear lot line of Lots 19, 20, and 21 further to the south.
3. Lot 18, Block 3, on the rear of the 195th Lane cul-de-sac, is fairly shallow
when measured from east to west. This lot depth is approximately 100 feet.
This will be a fairly hard lot to develop. Additional depth should be added.
4.
Lot 1, Block 1, has an easement along the west side which makes the
buildable area of this lot very small.
5.
Zane Circle is a cul-de-sac with no tangent prior to meeting Zane Avenue.
This will be very difficult to make traffic movements in and out of. This area
should be reconfigured and either some additional tangent depth added or the
cul-de-sac redefined to eliminate the pointed areas where the cul-de-sac and
Zane Avenue intersect.
.
Mr. Steve Ach
June 15, 1994
Page Two
6. It is not clear what the purpose is of Outlot A and Outlot B along the east side
of the plat.
7. The wning of this property is PUD; however, the makeup of the lots follows
very closely an R1C zoning. If it were to be evaluated as an R1C zoning,
several of the corner lots are deficient in width. These would include Lots 1,
12, and 13 of Block 9; Lot 1 of Block 5; Lot 1 of Block 4; and Lot 21 of
Block 3.
8. There are areas immediately south of Block 4 and south of Block 9 which fall
,north of the NSP easement. It is not clear why these areas are not included
in the plat. It does not appear that there are uses for these areas, especially
one adjacent to Block 9, for future phases. Consideration should be given to
including portions of this area in the current plat.
B. Grading and Drainage Plan
.
1.
Many of the blocks have rear yard drainage that flows through the middle of
the lots rather than being directed toward the rear lot line and then across
adjacent properties. The grading plan needs to be reconfigured to get
drainage to the rear of the lots before flowing across adjacent properties.
This will eliminate the need for drainage easements across the middle of lots.
2. There is a low area in Lot 16, Block 9, and also in Lots 18, 19, and 20,
Block 9, and just south of Lot 2, Block 4, which need to be investigated to
determine whether or not they are wetlands. If they are determined to not be
wetlands, but are not ftIled, then easements need to be provided around them,
especially the one that falls in Lots 18, 19, and 20, Block 9.
3. It appears that slightly more storm drainage piping will be required to
eliminate long reaches of overland street flow. Also, there is no storm
drainage facilities shown for the low area in front of Lots 3 and 4, Block 4,
on 195th Street. The final drainage plan should conform to the approved
overall plan for the entire Hillside development.
.
4. The typical street section shown on sheet 2 of 2 of the grading and drainage
plan is slightly deficient in width. The City requirement is 32 feet face to
face, and the section shown is 32 feet back to back. The thickness of the
section shown is adequate.
.
Mr. Steve Ach
June 15, 1994
Page Three
5. There are storm drainage facilities shown on 196th Street which flow
westerly, outletting into a low area outside of the plat boundary. An
easement over this low area will be required to discharge drainage into it.
If you have any questions regarding these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
~7'J;Yf~<<J
Terry J. Maurer, P.E.
TJM:tw
233-1505.jun
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