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7.3. SR 08-01-1994 r I ~"-( ( i/ III< River ITEM 7.3. MEMORANDUM TO: FROM: MAYOR AND CITY COUNCIL STEVEN B. ACH, CITY PLANNER_d"~- AUGUST 1, 1994 DATE: SUBJECT: PRELIMINARY PLAT & CONDITIONAL USE PERMIT REQUEST BY RIVERSIDE DEVELOPMENT, PUBLIC HEARING, CASE NO. P 94-06 & CU 94-26 ISSUE A. Request for preliminary plat approval to subdivide approximately forty (40) acres into eighty-eight (88) single family lots. B. Request for a conditional use permit to develop a residential planned unit development. LOCATION . North of Auburn Avenue extension and south of 197th Avenue. ZONING I LAND USE PUD (planned Unit Development) I MR (Medium Density Residential) ATTACHMENTS Memo from Pat Klaers, Revised Preliminary Plat dated July 27, 1994, City Council Minutes dated July 18, 1994, Report to the City Council dated July 18, 1994, Planning Commission minutes dated June 28, 1994. OVERVIEW This item was presented to the City Council at the July 18, 1994, City Council meeting. At that meeting, the Council discussed the appropriate park, trail, and sidewalk needs for Hillside Estates 4th Addition. Attached is a memo from Phil Hals summarizing the Park and Recreation Committee's recommendation from their July 26, 1994, meeting. The Park and Recreation Committee's recommendation to obtain ownership of the N.S.P. easement that bisects the property from the southeast to the northwest and the . Northern Natural Gas easement along the east boundary of the plat, should P.O. Box 490 . 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425 Hillside 4th, P & CU CC, August 1, 1994 Page 2 . have no implications on the proposed plat itself. However, the Park and Recreation Committee's recommendation to increase the right-of-way width of Auburn Street, 196th, and Zane Avenue will have a direct affect on the plat as it is proposed. By increasing the right-of-way from sixty (60) to seventy (70) feet, several lots along this corridor will be reduced in size and would no longer be acceptable as part of this plat. In addition, Hillside Estates Srd Addition, which lies between the proposed 4th Addition and 19Srd Avenue to the south, has been finalized by the City Council. The final plat for the Srd Addition includes sixty (60) feet of right-of-way for Auburn Street and currently has no provisions for sidewalk improvements. One alternative for the City Council to consider would be maintaining a sixty (60) foot right-of-way, consistent with the plat to the south and require a six (6) foot wide sidewalk as recommended by the Park and Recreation Commission. The plans and specifications being prepared by Terry Maurer for the improvements within Hillside Estates Srd Addition could be modified to reflect a six (6) foot sidewalk. This option would provide for a sidewalk extension from 19Srd to 197th and not impact the plat as presented. Please refer to the attached memo from Pat Klaers for additional information on the Park and Recreation Commission recommendation. . OVERVIEW OF PLAT The developer has submitted a revised plat, which has addressed the majority of staffs concerns which were previously presented to the City Council. There is one area that has not been included as previously requested and that is the City's water tower site. This parcel should be included to clean up the lengthy legal description and any other discrepancies that may exist. PLANNING COMMISSION RECOMMENDATION The Planning Commission unanimously recommended approval of the preliminary plat and conditional use permit for Hillside Estates 4th Addition with the conditions as set forth in the attached minutes dated June 28, 1994.. RECOMMENDATION It is recommended the City Council approve the following: A. Preliminary Plat to subdivide approximately 40 acres with the following conditions: . hill4.council Hillside 4th, P & CU CC, August 1, 1994 Page 3 . 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. 4. PARK DEDICATION REQUIREMENTS BE SATISFIED PER CITY COUNCIL 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. 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. hill4.council Hillside 4th, P & CU CC, August 1, 1994 Page 4 . 13. THE VACANT AREAS BETWEEN BALDWIN CIRCLE AND AUBURN BE INCLUDED IN THE PLAT. 14. A TREE PROTECTION PLAN BE SUBMITTED WITH EACH BUILDING PERMIT. 15. THE NORTHERN STATES POWER EASEMENT BE DEEDED TO THE CITY AT THE TIME FUTURE ADDITIONS OF HILLSIDE ESTATES ARE PLATTED. 16. THE CITY PROPERTY WHERE THE WATER TOWER IS LOCATED SHOULD BE INCLUDED AND MADE PART OF THE PROPOSED PLAT. 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 4. SETBACKS MEET THE FOLLOWING: HOUSE FRONT YARD SIDE YARD CORNER SIDE YARD REAR YARD 30 FEET 10 FEET 30 FEET 30 FEET GARAGE FRONT YARD SIDE YARD CORNER SIDE YARD REAR YARD 30 FEET 6 FEET 30 FEET 6 FEET . hill4.council I ~"-( ( i/ III< River . . MEMORANDUM TO: MAYOR & CITY COUNCIL FROM: PAT KLAERS, CITY ADMINISTRATOR DATE: JULY 28, 1994 SUBJECT: HILLSIDE 4TH PLAT Consideration of the Hillside Estates 4th Addition was continued due mainly to concerns over the trails. A special Park and Recreation Commission meeting was held on 7/26/94 on this topic and these draft minutes are attached for your review. Staff concurs with all the recommendations from the Commission with the exception of one item. We agree with the NSPIUPA and gas easement discussions, and with the water tower park site. The one area of concern relates to pedestrian movement routes from 193rd Avenue in a northeast fashion to 197th Avenue (Auburn route). Regarding this pedestrian movement issue, the Commission looked at: . The original proposal with the trail behind lots . No trail or sidewalk with the standard 32 foot wide street and 60 foot right of way . A 6 foot concrete sidewalk and a standard street and right of way . A 6 foot concrete sidewalk and an extra 10 feet of bituminous in the street for a 42 foot wide street and a 70 foot right of way. The Council should be aware that there are other options that exist for this Auburn pedestrian route. One of the options includes a mix between the Park and Recreation Commission recommendation of an extra 10 feet of bituminous surface and right of way, and the standard street with a concrete sidewalk. Issues in reviewing this item include: residential pedestrian (bicycle, roller blade, walking) movements; area-wide pedestrian movements and trial plan; 193rd and 197th east/west pedestrian routes; the Hillside 3rd plat that has been approved; and the existing stub-ins of utilities in the 4th Addition. It is appropriate for the Council to consider a hybrid of options. The Council could consider a 6 foot wide concrete sidewalk, a 36 foot wide street within a P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (6l2) 44l-7425 . standard right of way. This could be extended into the Hillside 3rd plat without adjusting the right of way as the public improvements are still being analyzed by way of a feasibility study at this time. The 36 foot wide street allows for a 12 foot area for vehicles and 6 feet on each side (including the concrete gutter) for a bike area. This would allow for no changes in the Hillside 3rd plat or the Hillside 4th proposal as everything can be constructed within the right of way. This would not require any changes in the right of way or lot dimensions in Hillside 4th. Also, all of the improvements can be developer financed as these improvements benefit the subdivision and the neighborhood. Also, there is no loss of park dedication monies. The ordinance and state law allows the City Council to set street standards such as what we have done with Joplin Street and the Tony Emmerich plats. Therefore, the City can change from the typical 32 foot urban street and have Auburn in Hillside 3rd and 4th become a neighborhood pedestrian route and be somewhat bigger than a typical residential street. A 36 foot wide street with a sidewalk would meet the Park and Recreation Commission halfway, save a substantial amount of Park and Recreation funds, improve the overall neighborhood development, and provide safe pedestrian movement areas. . Regarding the proposed 42 foot street and 70 foot right of way, it is a concern that this may be too much and the need may not exist for this extra bituminous surface. It is also a concern about the extra hoops we would make the developer go through by way of replatting the Hillside 4th proposal and change utilities stub-ins. This proposal may also cost us too much in park dedication funds. It is acceptable to request the developer to build a 36 foot wide street rather than a 32 foot wide street, but when we go to a 42 foot residential street request, there is some City contribution that would be necessary along with the extra 10 feet of right of way. Finally, and maybe most importantly, I am concerned about an insurance or legal issue with actually striping a bike lane inside the curbed area where vehicles are traveling and designating this street area for bikes. Most of the Park and Recreation Commission recommendations regarding parks and trails in Hillside 4th are appropriate. There is a concern with the internal residential pedestrian movement (Auburn) recommendation. Staff would suggest the Council look at a compromise between the Commission recommendation of an extra 10 feet of right of way and bituminous surface and a typical 32 foot wide street with concrete sidewalk. council:Hillsid4 . . SPECIAL MEETING OF THE ELK RIVER PARK AND RECREATION COMMISSION HELD AT THE ELK RIVER CITY HALL TUESDAY, JULY 26,1994 Members Present: Chair Dave Anderson, Commissioners Rolte Anderson, Dana Anderson, Daleiden, Lipetzky and Olson Members Absent: Commissioners S1. Dennis and O'Brien Staft Present: Phil Hals, street/Park Superintendent 1. Call Meetina To Order Pursuant to due call and notice thereot. the meeting ot the Elk River Park and Recreation Commission was called to order at 8:00 p.m. by Chair Anderson. 2. Consider 7/26/94 Park and Recreation Commission Aaenda COMMISSIONER ROLFE ANDERSON MOVED TO APPROVE THE 7/26/94 PARK AND RECREATION COMMISSION AGENDA. COMMISSIONER DALEIDEN SECONDED THE MOTION. THE MOTION CARRIED 6-0. . 4. Discussion on trails and Dark issues reaardina Hillside Estates 4th Addition A lengthy discussion was held on the topic. Several recommendations were made. COMMISSIONER DANA ANDERSON MOVED TO MAKE THE FOLLOWING RECOMMENDATIONS: 1. THE PLANNING COMMISSION AND CITY COUNCIL REQUIRE FUTURE PLATS IN THE SEWER AND WATER DISTRICT TO CONTAIN SIDEWALKS AND BICYCLE LANES FOR SAFE NON-MOTORIZED TRANSPORTATION ON STREETS THAT CARRY OTHER THAN NEIGHBORHOOD TRAFFIC. 2. THE CITY ASSUME OWNERSHIP OF THE NORTHERN NATURAL GAS LINE EASEMENT AND THE NSP POWER LINE EASEMENT IN HILLSIDE ESTATES DEVELOPMENT. 3. AUBURN STREET FROM THE SOUTH PLAT BOUNDARY. TO 196TH AVENUE, 196TH AVENUE FROM AUBURN STREET TO ZANE STREET, AND ZANE STREET FROM 196TH AVENUE TO 197TH AVENUE HAVE A 70' WIDE RIGHT OF WAY WITH A 6 FOOT WIDE CONCRETE SIDEWALK BEHIND THE CURB LINE AND A 10 FOOT WIDE DIAMOND LANE FOR BICYCLE TRAFFIC ADDED TO THE STREET WIDTH BETWEEN THE CURBS ON THE EAST SIDE OF AUBURN STREET, THE SOUTH SIDE OF 196TH AVENUE, AND THE EAST SIDE OF ZANE STREET, IN LIEU OF THE REAR YARD TRAIL PREVIOUSLY PROPOSED PARALLELING AUBURN STREET. . . .THERE IS A SECTION OF AUBURN STREET JUST NORTH OF 193RD AVENUE THAT WAS APPROVED IN A PRIOR PLAT AND MAY NOT HAVE SUFFICIENT RIGHT OF WAY. 4. THE DEDICATED PARK AREA DESCRIBED IN THE 6/27/94 PARK AND RECREATION MINUTES REMAIN AS PREVIOUSLY REQUESTED AS SHOULD THE 33' WIDE TRAIL ON THE EAST SIDE OF THE NORTHERN NATURAL GAS LINE EASEMENT. COMMISSIONER OLSON SECONDED THE MOTION. THE MOTION CARRIED 6-0. 5. Phil Hals gave a brief description of the lighted pathway loop around City Hall. After a short discussion, it was the consensus of the group to revisit this issue at the August 10, 1994. Park and Recreation Commission meeting. 6. Adiournment There being no further business. COMMISSIONER OLSON MOVED TO ADJOURN THE MEETING. COMMISSIONER ROLFE ANDERSON SECONDED THE MOTION. THE MOTION CARRIED 6-0. The meeting of the Elk River Park and Recreation Commission was adjourned at 10:30 p.m. . Respectfully submitted. Q ..J...N- ~ Philip Hals Street/Park Superintendent . , , (-., . I I" ../ I. ,. :./ , ( I I i ~. ~ 'I !;! " If, 011 II '-., : ~ ! Ilii ~Ji>>:r: !ft~~ !1!1.:~;;: -~r~::Jg ~ ~ ~ g5 ~ <0 ~ SilI'T'l ~ ,~~~~ "1; "'~o ~ .::03 )> ~ ~ -i " . ,-, ,~ , - S ~ I \, '-- \\"~:::'~-L - ~ ..._...,-1.... .""".",,;~....-m ..-- 1';' ' \(!,':' .)- . -, '~!," ~) 'i' fl' __ I ~ I ~ : ! "1' 1.~ ......:.-..: I U~f>lAT~'\\..\lt _,~.<I; .;r I \ \;.:.1.:: ~'~f?~'::>.,,:-<'- I ,.: 't~/ ( - ~ tI;' ;;, ~E~ ;p~ p \ ~ -z ,! Hi MH I !~!m I U ~ . t'i i'f! I "'~ll I ji fl, ,ill 6~,' Ii! ~~ f I .~. I ;1 f~ Iii! I ; ~l. ir! ,~ .tI s ~I I!! it' P l! i I I , I !ii'U fHlfl' f m !l ~!~" sll I,ll o"'~;~ ! wlml~ ,lllfH f Ill! ~f! i i i ! ~ , ~ ~ ~ ~ ...J '" -.I :i ~~~~@W[EW Elk River City Council Meeting July 18, 1994 . G . . Page 7 Vice Mayor Farber questioned the amount of land that will be dedicated for park dedication to the City. Marly Glines stated that the proposai is to dedicate 3.9 acres of land to the City for park purposes and further to deed an easement to the City. There being no further comments from the public, Vice Mayor Farber closed the public hearing. COUNCILMEMBER DIETZ MOVED TO ADOPT ORDINANCE 94-10, AN ORDINANCE AMENDING THE CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN PROPERTY FROM R1E, SINGLE FAMILY RESIDENTIAL TO PUD, PLANNED UNIT DEVELOPMENT, CASE NO. ZC 94-07. COUNCILMEMBER HOLMGREN SECONDED THE MOTION. THE MOTION CARRIED 4-0. Consider a Conditional Use Permit reauest and Preliminary Plat reauest for Hillside Estates 4th Addition bv Riverside DeveloDment. PH. Case No. CU 94-26 and P 94- 06 City Planner Steve Ach indicated that Riverside Development is requesting a preliminary plat to subdivide approximately 40 acres into 88 single family lots. He stated that Riverside Deveiopment is also requesting a conditional use permit to develop a residential Planned Unit Development. The PUD is an extension of the Hillside Estates residential development along 193rd Avenue. Steve Ach indicated that the property has some physical constraints including utility easements and wetlands. He further stated that an EAW (Environmentai Assessment Worksheet) is being prepared for the plat. Discussion was held regarding park dedication for the plat. It was indicated by Dana Anderson, Park and Recreation Commission representative, that the Commission has recommended a trail system in the plat. Discussion was held by the Council regarding the issue of the trails located along the back of the lots as recommended by the Park and Recreation Commission. Council member Scheel and Vice Mayor Farber indicated their desire to see a trail along the roadway as opposed to back yard trails. Councilmember Scheel indicated that back yard trails were an invasion of privacy and could lead to burglary. Vice Mayor Farber stated he felt that trails along major roadways would be used more than trails along back yards. Discussion was held as to whether or not a trail along the roadway would require additionai right-of-way or if it would be considered as park dedication. Dan Tveite, Planning Commission Representative, stated that the Planning Commission recommended approval of the conditional use permit and preliminary plat. There being no further comments from the public, Vice Mayor Farber closed the public hearing. COUNCILMEMBER HOLMGREN MOVED TO CONTINUE THIS ISSUE TO THE AUGUST 1, 1994, CITY COUNCIL MEETING TO ALLOW STAFF AND THE DEVELOPERS THE OPPORTUNITY AND TIME TO MORE THOROUGHLY REVIEW THE PARK DEDICATION FOR Elk River City Council Meeting July 18, 1994 Page 8 . THE PLAT. COUNCILMEMBER SCHEEL SECONDED THE MOTION. THE MOTION CARRIED 4-0. The Council recessed at 9:07 p.m. and reconvened at 9: 12 p.m. Councilmember Scheel indicated that she would like to see that pork dedication credit be granted to Riverside Development if the trail to the plat is located along the roadway and if the street right-of-way is increased. 7.5. Consider Preliminarv Plat reauest for Country Crossina 2nd Addition bv Country Ridae PartnershiD. PH. Cose No. P 94-08 City Planner Steve Ach indicated that Country Ridge Partnership has requested a preliminary plat to subdivide approximately 41 acres into 59 single family lots and two outlots. The location of the proposed plot is the northwest corner of County Road #30 and the Joplin Street extension. Steve Ach indicated that the City staff has reviewed the plat and recommends approval with 14 conditions. Vice Mayor Farber opened the public hearing. . Discussion wos held by the Council regarding the pond and whether or not it should be fenced. Counciimember Scheel stated she felt that the pond should be fenced for safety reasons. Councilmember Dietz indicated that he was concerned that perhaps a fence could be more of a hazard than no tence. Councilrnember Holmgren indicaied he would prefer to see trees rather than 0 fence. After further discussion regarding fencing, it was the consensus of the Council that the developer and staff work on the issue of fencing and that the issue be addressed in the final plot. There being no further comments from the public, Vice Mayor Farber closed the public hearing. COUNCILMEMBER SCHEEL MOVED TO APPROVE THE PRELIMINARY PLAT REQUEST BY COUNTRY RIDGE PARTNERSHIP FOR COUNTRY CROSSING 2ND ADDITION WITH THE FOLLOWING CONDITIONS: 1. TERRY MAURER'S MEMO DATED JUNE 15, 1994, BE INCORPORATED INTO THE REVISED PRELIMINARY PLAT AND DEVELOPMENT PLANS. 2. THE PRELIMINARY PLAT WILL BE ALLOWED TO HAVE ONE ACCESS POINT ONTO COUNTY ROAD NO. 30 AND THAT ACCESS POINT ALIGN WITH MACON STREET SOUTH OF COUNTY ROAD NO. 30. 3. THE DEVELOPER SUBMIT A PLAN TO THE CITY IDENTIFYING THE LOCATION OF ALL MAIL BOXES AND DETAIL ILLUSTRATING THE UNIFORM MAIL BOX DESIGN THAT WILL BE USED THROUGHOUT THE PLAT. 4. THE DEVELOPER PROVIDE A LANDSCAPE PLAN TO THE CITY FOR APPROVAL ILLUSTRATING BERMING AND LANDSCAPING ALONG COUNTY ROAD NO. 30 AND JOPLIN STREET. SAID PLAN SHOULD CONSIST OF A COMBINATION OF . &~~~@W~w Planning Commission Minutes June 28, 1994 . . e . Page 12 COMMISSIONER KREGER RECOMMENDED APPROVAL TO REZONE APPROXIMATELY FORTY (40) ACRES FROM R1 E (SINGLE FAMILY RESIDENTIAL) TO PUD (PLANNED UNIT DEVELOPMENT) BY RIVERSIDE DEVELOPMENT, PUBLIC HEARING, CASE NO. ZC 94-7, CITING STAFF'S MEMO AS FINDING OF FACT. APPROVAL IS RECOMMENDED WITH THE FOLLOWING CONDITIONS: 1. THE REZONING TO PLANNED UNIT DEVELOPMENT IS CONTINGENT UPON THE PROPOSED PLAT BEING APPROVED BY THE CITY COUNCIL. 2. THE PLANNED UNIT DEVELOPMENT ZONING WILL ALLOW FOR VARIATION IN LOT SIZES ACCORDING TO THE SURROUNDING NATURAL FEATURES. 3. THE REZONING TO PLANNED UNIT DEVELOPMENT WILL BE CONSISTENT WITH THE COMPREHENSIVE LAND USE PLAN MAP DESIGNATION OF MR (MEDIUM DENSITY RESIDENTIAL). 4. THE PLANNED UNIT DEVELOPMENT ZONING DESIGNATION ALLOWING A VARIATION OF LOT SIZES WILL KEEP IN SPIRIT WITH THE INTENT OF THE RlE ZONING DISTRICT TO MAINTAIN LARGER LOT SIZES WITHIN THE WOODED AREAS. COMMISSIONER EBERLEY SECONDED THE MOTION. THE MOTION CARRIED 6-0. Consider a. Conditional. Use Permit Reauest and Prelirninary Plat reauest. bv Riverside Develooment; Public Hearina. Case No. CU 94-26 and P 94-06 Staff report presented by Steve Ach. Riverside Development requested preliminary plat approval to subdivide approximately forty (40) acres into 88 single family iots and a conditional use permit to develop a residential planned unit development. Terry Maurer addressed the Planning Commission regarding his memo to Steve Ach. Mr. Maurer stated he felt comfortable with the changes already made per his suggestions and was assured the developer will address his other concerns. Jeff Gongoll, Riverside Development, reviewed the areas of concern from staff's memo. Chairman Tveite opened the public hearing. Matt Timinski, 11260-198 Avenue, Elk River, asked staff for additional information regarding traffic concerns, park deaication, and the trailway system. Doug Waletzko, 19668 Ulysses, Elk River, expressed his concerns regarding the trailway system, park area, and density; opposed to this project. Sharon Waletzko, 19668 Ulysses, Elk River, iterated concerns regarding the trailway system on the back sides of residential property; opposed to this project. Ken Lueck, 11388-198 Avenue, Elk River, questioned staff regarding an easement. Steve Ach responded. Mr. Lueck is opposed to this project. I~ rID~rrn@MfEffil L,-.l t L IfiJ lJiJ ~ lb 1JJ Page 13 Planning Commission Minutes June 28, 1994 . There being no further comments from the public, Chairman Tveite closed the public hearing. COMMISSIONER EBERLEY RECOMMENDED APPROVAL OF THE CONDITIONAL USE PERMIT TO DEVELOP A RESIDENTIAL PLANNED UNIT DEVELOPMENT AND PRELIMINARY PLAT APPROVAL TO SUBDIVIDE APPROXIMATELY FORTY (40) ACRES INTO 88 SINGLE FAMILY RESIDENTIAL LOTS BY RIVERSIDE DEVELOPMENT, PUBLIC HEARING, CASE NO. CU 94-26 AND P 94-06, CITING STAFF'S MEMO AS FINDING OF FACT. APPROVAL IS RECOMMENDED WITH THE FOLLOWING CONDITIONS: 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 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. . 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. 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. . Planning Commission Minutes June 28, 1994 ..~ tp]@'D)rri'%,!,{'fffffge 14 ~.-~ - . "i !!~:,f/::=ll' , ''':''~- . 11. THE EAW 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 WITH THE FOLLOWING CONDITIONS: 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 4. SETBACKS MEET THE FOLLOWING: HOUSE FRONTY ARD SIDE YARD CORNER SIDE YARD REAR YARD 30 FEET 10 FEET 30 FEET 30 FEET GARAGE FRONTYARD SIDE YARD CORNER SIDE YARD REAR YARD 30 FEET 6 FEET 30 FEET 6 FEET COMMISSIONER KREGER SECONDED THE MOTION. THE MOTION CARRIED 6-0. Staff report presented by Steve Ach. Country Ridge partnership requested preliminary plat approval to subdivide approximately forty-one (41) acres into fifty-nine (59) single family residential lots and two outlots. . Chairman Tveite opened the public hearing. There being no comments from the public, Chairman Tveite closed the public hearing. r/-\) ( )j .y of 1i ~ll{ 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: . . 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 ofless than 100 feet, which is the minimum requirement in a typical R1c development. This reduction in lot width 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. . 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 of the 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 of this 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 R1c setback requirements with the exception of the garage setbacks for a side yard and rear yard setback. The R1c 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 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. . 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 EAW 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 AI -\) ( )j ffk AGENDA ITEM 5.10 River MEMORANDUM TO: PLANNING COMMISSION STEVEN B. ACH, CITY PLANNE~d- FROM: DATE: JUNE 28, 1994 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 I 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 it 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 Srd 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 EAW 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 EAW. 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 R1c development. This reduction 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. 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 R1c 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. j 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. . 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: . 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 CUISlL TnG EIGll'EERS CiVil ENGiNEERJNG aiNIWNMENTAI ,'.11,jNlCiPA/ ,;iANNING STRUCTUIAI .U'VEYlNG r;AFFIC i.?ANSPOHATlON 1326 Energy Park Do", SI. Paul, MN 55108 612-644-4389 Fax; 612.644.9<<6 .00 Shelard Parkway Minnecpolis, MN 55441 612.546-{)432 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 information for the Hillside 4th Addition. The submitted information 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 zoning of this property is PUD; however, the makeup of the lots follows very closely an RIC zoning. If it were to be evaluated as an RIC 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 }1orth 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 filled, 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 fmal 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. S incere1 y , MSA, CONSULTING ENGINEERS ~fr/(~ Terry J. Maurer, P.E. TJM:tw 233-1505Jun . . II ,-u ~ udt:..- .f- I I "!..~' i_I _I ,rTJ JL- r- I r 1 I I I ! H ! I I~t ! i . 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