Planning commission recommends council approve Elevare Second Edition subdivision and floodplain alteration permit

Chair Maxwell and city planning staff presented a proposal for Elevare Second Edition — a two‑lot preliminary and final plat with a floodplain alteration permit at 2503 and 2505 Plymouth Road — and the commission unanimously recommended City Council approval.

City planner Miss Raines told the commission staff recommends that it "recommend that the city council adopt the resolution approving Elevare's second edition." She said the two parcels total just under two acres, the proposal relocates shared access from Plymouth Road (a county road) to Emerald Trail, and the plan includes grading and a biofiltration/stormwater basin that will connect into the existing stormwater utility serving Elevare First Edition. She also said the application meets the city’s subdivision, floodplain and tree protection ordinances.

The proposal responds to Hennepin County comments from the first‑edition review by relocating access off the county road. Miss Raines explained that "for floodplain, we don't allow net fill," and that the project generally increases cut (excavation) to expand floodplain capacity while meeting stormwater control requirements for rate, volume and water quality.

Commissioners questioned technical details before the vote. Commissioner Hansen asked whether a tree inventory had been completed; Miss Raines replied that a required tree survey and inventory is submitted with applications and Natural Resources staff verify trees on site. Commissioner Brink asked whether fire and police reviewed the change in access; staff said fire staff had reviewed the proposal and raised no concerns. Commissioner Banks asked about the Woodbridge Trail right‑of‑way and whether the northern portion could be vacated; staff said the applicant proposed vacating the portion on their property and that any additional vacation would require the off‑site property owner's approval while utility easements would be retained.

Developer Kurt Swanson of Swanson Homes described the project as an extension of the existing neighborhood and said the company is marketing Elevare Second with the first edition though the two phases will not have direct lot‑to‑lot access. Engineer Mike St. Martin (Laux) explained the drainage design, saying the proposed system uses an "infiltration basin and a biofiltration basin" tied to existing outlets and pipes so the engineered system will provide maintained, engineered treatment and flow control rather than relying solely on the natural swale.

No members of the public requested to speak during the public hearing. After discussion, a motion to recommend that the City Council adopt the resolution approving Elevare Second Edition and grant the floodplain alteration permit passed by a 7‑0 vote. The recommendation will be scheduled for the City Council meeting on Feb. 2.

Details and clarifications recorded on the record: the project proposes to remove 15 high‑priority trees and 21 significant trees (staff said the proposal meets tree protection thresholds), cross‑development agreements (drainage/utility easements, stormwater agreement and developer agreement) will require amendments and recording with Hennepin County, and the floodplain alteration is measured by volume.