5.2. PCSR 10-09-2007~j
City of
Elk -y.
River
City of Elk River Item Number
REQUEST FOR PLANNING COMMISSION 5.2
ACTION
Agenda Section Meeting Date Prepared by
Planning Items October 9, 2007 Jeremy Barnhart, AICP
Plannin Mana er
Item Description Reviewed by
Request by Richard Peterson for preliminary and Final Plat for
Roc Rid e Estates, Case No. P 07-10.
MN Statute 15.99 (60 day rule) status: The application has been deemed complete as of
August 27, 2007. The Ciry must act on this proiect by December 27, 2007.
GENERAL INFORMATION:
Applicant: Richard Peterson
Requested Action Preliminar .and Final_Plat a royal
Location and Size: Approximately 26.78 acres north of 201"
Avenue, north of the Brentwood Subdivision.
Location Existing Land Use Land Use Plan Designation Current
Zoning
Property in
Question Single Family Residential Mining R-1 a
North Mining Mining R1a Mineral
Excavation
South Single Family Residential Rural Residential R-1a
East Single Family Residential Rural Residential R-1a
West Single Family Residential Rural Residential R-1a
Introduction
The property owner is requesting a subdivision, allowing him to split and market a portion of his
property. This request is generally consistent with an administrative subdivision by simple plat, but
because Right of Way is being requested (the north half of 2015[ Avenue), that procedure is not
applicable.
" ~' Location Map
cty or N
El .~..
~'' Case Number: P 07-10 ROCKY RIDGE
River
Case File: P07-10 Preliminary and Final Plat
Richard Peterson
Page 3
Applicable Regulations
Subdivision
These findings are necessary for the city council approval of the preliminary plat and the final plat:
(7) The proposed subdivision is consistent with the honing regulations (article VI of this chapter) and
conforms in all respects with all requirements of this Code, including the honing regulations and this article.
(2) The proposed subdivision is consistent with all applicable general and specialised city, county, and
regional plans, including, but not limited to, the city's comprehensive development plan.
(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 ~e and
density of development 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.
(5) The proposed subdivision will not cause substantial environmental damage.
(6) Theproposed 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.
(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 systems:
In the review of the standards for Final Plat as outlined, it appears that the request is consistent with
all of these standards.
Comprehensive Plan
Lots/density -The lot as proposed is consistent with the Comprehensive Plan and zoning
ordinance.
Natural Resources
Trees -The aerial photo identifies this area as being covered prominently with trees. No
construction is proposed, staff understands there will be minimal impact to the trees. At the time
the outlot is platted, a tree survey may be necessary to better understand the impacts or roads and
other infrastructure.
Wetlands -Although there appears to be a small wetland in the extreme NE corner of the parcel,
there is no evidence of any wetland impacts.
S:\PLANNING\Case Files\Plat\P 07-10 Rocky Ridge Estates\SR Rocky Ridge Estates 10-13-07.doc
Case File: P07-10
Page 4
Parks
Preliminary and Final Plat
Richard Peterson
Park and Recreation Commission Recommendation -Given the Comprehensive Park Plan, staff
recommends that the Parks and Recreation Commission recommend that park dedication be paid in
the form of a cash donation for the one lot.
Transportation
Streets - No new streets are proposed, however, the plat does include the provision of additional
right of way. No access is permitted onto Hwy 169.
Utilities
Existing on site water and sanitary sewer will serve the lot.
Recommendation
Staff supports a Planning Commission recommendation of approval of the Preliminary Plat request,
as illustrated on drawings dated received 8027-2007, with the following conditions:
1. A wetland buffer of 25 feet shall apply to all wetlands and a structure setback of 20 feet from
the buffer applies.
2. Park dedication shall be provided in the following manner:
a. Park Dedication fee per residential lot (currently $3,300), to be payable at the time
the Final Plat is released.
3. All required subdivision/park information shall be provided in an electronic format (.dwg
file) as required by the City Ordinance and Land Use Application prior to recording of the
plat.
4. This approval of the Preliminary Plat shall expire after 1 year, unless the property owner or
owners agent has submitted a Final Plat or letter of request for extension.
5. Subject to all comments in MnDot letter dated October 27, 2007.
Respectfully Submitted
Jeremy Barnhart
Planning Manager
S:\PLANNING\Case Files\Plat\P 07-10 Rocky Ridge Estates\SR Rocky Ridge Estates 10-13-07.doc
Case File: P07-1o Preliminary and Final Plat
Page 2 Richard Peterson
Attachments
Location Map
Prelunuiary and Final Plat
Letter from Minnesota Department of Transportation
Action Requested
Staff supports a Planning Commission recommendation to approve the request with the 5
conditions as follows:
1. A wetland buffer of 25 feet apply to all wetlands and a structure setback of 20 feet from the
buffer applies.
2. Park dedication shall be provided in the following manner:
a. Park Dedication fee per residential lot (currently $3,300), to be payable at the time
the Final Plat is released.
3. All required subdivision/park information shall be provided in an electronic format (.dwg
file) as required by the City Ordinance and Land Use Application prior to recording of the
plat.
4. This approval of the Preliminary Plat shall expire after 1 year, unless the property owner or
owners agent has submitted a Final Plat or letter of request for extension.
5. Subject to all comments in MnDot letter dated October 27, 2007.
Planning Commission Action Motion by Second by Vote
Follow Up
Overview/Analysis
The property owner is requesting approval to subdivide his 26 acre parcel into 2 units, one lot (lot 1,
Block 1) where the existing house sits, and one outlot (outlot A), which is the balance of the
property. The subdivision also provides additional right of way for the north half of 201" Avenue
NW. 201`r Avenue provides necessary access to the lot to the SE.
The building lot meets minimum size and frontage requirements for the R-1a zoning district.
Access is provided via Irving street from the south. There is no access onto US highway 169.
The outlot is platted as a holding lot. In the future, it is anticipated that this lot will be further
subdivided, consistent with the zoning and comprehensive plan of that time.
S:\PLANNING\Case Files\Plat\P 07-10 Rocky Ridge Estates\SR Rocky Ridge Estates 10-13-07.doc
mO~~NNESOTgyO Minnesota Department of Transportation
D F'
9 District 3
~~y'.oFraP~y~o 7694 Industrial Park Road
Baxter, MN 56425-8096
September 27, 2007
Mr. Jeremy Barnhart
City of Elk River
13065 Orono Parkway
Elk River, MN 55330-5600
RE: C.S. 7106 (TH 169)
Rocky Ridge Estates
Dear Mr. Barnhart:
Tel: 2181828-5700
Fax: 218/828-5814
Toll Free: 1/800/657-3971
We are in receipt of the above-referenced plat for review in compliance with the provisions of
Minnesota Statute 505.03, Plats and Surveys and have the following comments:
1, We understand that no new access is being requested from U. S. Highway 169.
2. There can be no net increase in runoff from the development to U.S. Highway 169 right of
way.
3. A permit is required to perform work within the right of way, construct any entrances or
change in use of an entrance. Contact Mark Renn in our St. Cloud office at (320) 223-6522
for more information.
Please contact me at (218) 828-5780 if you have any comments or questions regarding our
review of this plat.
Sincerely,
~1~ ~~~'
Mary Safgren
Senior Planner
min
cc: Jim Hallgren - Mn/DOT Baxter
Mark Renn - MnlDOT St. Cloud
An equal opportunity employer
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