9.B.3. PRSR 07 14 2004Item # 9.B.3.
rover
MEMORANDUM
TO: Park and Recreation Commission
FROM: Michele McPherso~rector of Planning
DATE: July 14, 2004
SUBJECT: Discuss Well in Trout Brook Estates
Request
Bryan Adams, Municipal Utilities General Manager, will be attendance to discuss locating
Well No. 11 in the Trout Brook Estates park.
Attachments
• Location Map
• Apri127, 2004 Memo to the Elk River Municipal Utilities Commission regarding Eastern
Elk River Development
• June 17, 2004 Memo from the City Engineer regarding Trout Brook Estates
• July 8, 2004 Memo from Utilities Manager regard Well Site Options
• Original plat layout dated tune 4, 2004
• Revised plat layout dated July 7, 2004
Project Update
Staff would like to provide an update to the Commission regarding the overall development.
The Planning Commission recommended approval of the proposed plat to the City Council
at its June 22, 2004 meeting. As part of the staff recommendation to the Commission, the
extension of Becker Trail (188`'' 1,ane) to the eastern edge of the plat was included as a
condition. The purpose of this extension is, of course, to provide alternative transportation
connections and elimination of isolated neighborhoods in Eastern Elk River.
The applicant has since submitted a revised plat showing the extension but also proposing
additional lots along the north side of the road, which was not part of staff's intent for the
road extension. Staff would prefer to see the road located in the area of the lots in order to
maximize the total developable park area of Oudot L The road could then be designed with
Trout Brook Ps[a[cs
July 14, 2004
Page 2
"bump out" parking along the south side of the road with park-like landscaping on either
side of the street.
As originally proposed, the total land dedication fox Outlot I was 9.09 acres. With the road
and the proposed lots, the total area of eligible land is reduced to 5.59 acres. If the CouncIl
elects not to extend the road, the park dedication will return to the original proposal.
Staff is continuing to do background research in order to identify impacts related to crossing
the floodway of]udicial Ditch No. 1.
Well Siting Request
Mx. Adams has indicated that a new well is required fox every 700 residential units proposed
within the Urban Service District. As his memo of April 27, 2004 indicates, approximately
1,800 new residences will be located in the Eastern Elk River area identified on the map
attached to Mx. Adams' memo. This requires the siting of three wells in Eastern Elk River
beyond those that axe akeady in place. Mx. Adams has identified three potential sites in the
Trout Brook Estates development, two of which axe located in the proposed park area.
While the experience with siting the well in Royal Valley Park may have not have been the
most positive, staff believes that lessons learned can make siting a well in Outlot I a
successful and cooperative venture between the City and the Utilities. If the Commission
agrees to site a well in Outlot I, clear communication between the Commission's
expectations and construction needs would be set forth prior to development of the
construction documents for installation of the well. While the extension of the road is
uncertain at this time pending floodway issues and ultimate City Council concurrence, staff
believes that extension of the road provides better access to the land in Outlot K and will
assist in the access by Municipal Utilities staff to a proposed well site, should one be
approved.
Staff looks forevaxd to the discussion regarding this request from Elk River Municipal
Utilities.
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River Case Number. ZC 04-05 & P 04-08 & CU 04- I I TROUT BROOK ESTATES
Howard R. Green Company
June 17, 2004
File: 817255)-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: TROUT BROOK ESTATES
Dear Ms. McPherson:
As requested, we have reviewed the information submitted for the proposed Trout Brook Estates
Addition. The information was prepared by Pioneer Engineering and consisted of a 15-page set of
preliminary plat, grading plan, and utility plan sheets. Also included were two pages of landscape
plans and storm drainage calculations. Based on our review of ttie submitted information and
comments received at the staff review meeting, we would offer the following comments:
A. General
• This development is on approximately 115 acres lying immediately north of the
Trott Brook Farms development along CSAH 13. The site is known as the
Becker Property. It is proposed to be divided into 141 single-family lots. The
project is being proposed as a Plan Unit Development. As such, 112 of the lots
are proposed to be at a narrower width, between 65 to 75 feet. `
• This project has been to the Technical Evaluation Panel twice. It appears that
all of the changes suggested and/or required by the Technical Evaluation Panel
have now been incorporated into the submittal package.
B. Grading Plan
• The following lots have proposed grades at the rear of the building pad, which
are less than one foot above the overland overflow elevation for the pond
adjacent to the lot: Lots 1, 2, and 3, Block 1; Lots 2 and 3, Block 2; Lots 1, 3,
and 4, Block 3; Lots 4, 5, 6, and 8, Block 4; Lot 2, Block 6; Lots 4, 5, 7, 8, 9, 10,
and 11, Block 19.
• The following lots have proposed lowest floor elevations less than one foot
above the normal water level of the ponds they are adjacent to: Lot 1, Block 2;
Lot 1, 2, and 3, Block 4.
• The following lots have proposed lowest floors less than one foot above the 100-
year HWL for the ponds they are adjacent to: Lots 1, 2, 3, 4, and 5, Block 2; Lot
1, Block 3; Lot 1, 2, 3, 4, 5, and 6, Block 4; Lots 12 and 13, Block 6; Lots 1, 2,
and 3, Block 9.
• The following lots have driveways that appear to be greater than ten percent or
less than two percent: Lots 1 and 2, Block 4; Lot 1, Block 16; Lot 7, Block 19.
5:\PLANNING\Case Fllesp004\P 04-08 Trout Brook Estates\6 16 04 TM Memo.doc
Ms. Michele McPherson
June 17, 2004
Page Two_
• Becker Trail is shown ending in a cul-de-sac approximately 850 feet west of
Trott Brook. The FEMA floodway for the portion of Trott Brook adjacent to
Outlot G is relatively narrow in this area (approximately 100 feet). This appears
to be a good location for a road crossing, based on the narrow floodway and
relatively high ground approaching this point from the west. This could provide a
potential connection between the Becker property and the Miske and Riverside
Development property lying to the west. This location is approximately halfway
between CSAH 13 and CSAH 12. A connection in this location would make
maintenance activities and emergency vehicle access much better.
Consideration should be given to providing road access in Trout Brook Estates
further to the west and to require the developers to pay their fair share of the
Trott Brook crossing at a future date.
• The grading plan shows aten-foot bituminous trail from the south end of Becker
Trail to Outlot G, extending southerly into Trott Brook Farms, then westerly to
the cul-de-sac of Street E. There are two locations where retaining walls are
shown adjacent to the trail. It appears the height of the retaining walls will be
approximately two to four feet. This raises various questions. Who will own and
maintain these retaining walls? What kind of protection will be placed on the
edge of the trail to preclude people from leaving the trail and falling off the
retaining wall? The type of protection utilized should not reduce the usable
width of the trail. If necessary, the trail should be widened slightly in these
locations.
• The grading plan should identify the top of berm elevations for the proposed
ponds. This elevation must be a minimum of one foot above the one hundred
year HWL for the pond.
• The grading plan should show the FEMA flood elevation along the eastern edge
of the proposed development.
• The grading plan should show the drainage easements for the proposed ponds
and wetlands.
C. Street and Utility Plans
• The following lots appear to be too low for the proposed sanitary sewer
elevations: Lots 10 and 11, Block 19; Lots 1, 2, and 3, Black 20.
• The development includes the construction of a lift station near Lot 1, Block 4;
no details other than the general depth have been provided at this time. As this
project proceeds to final plans and specifications, this lift station must be built in
accordance with City standards.
• The proposed street section shown on plans has a width of 30 feet from back of
curb to back of curb. The City standard is 32 feet wide from face of curb to face
of curb. The street section needs to be changed to reflect City requirement.
• Watermain needs to be looped through Outlot I in the southeast corner of the
development. This is the same location as the proposed road connection
crossing Trott Brook tc the properties to the east.
• The plans show connecting to trunk watermain on Twin Lakes Road. However,
that watermain is noted in the plans as to be constructed by others. This
watermain loop must be constructed as part of this project by this developer.
• Hydrant placement and valve location throughout the development will be
reviewed in detail when final construction plans are submitted.
S:\PLANNING\Case Files\2004\P 04-08 Trout Brook Estates\6 16 04 TM Memo.doc
Ms. Michele McPherson
June 17, 2004
Page Three
• Where Becker Trail meets CSAH 13, it is offset from the current intersection of
Tyler Street on the north side of CSAH 13. The developers of this project will
need to realign the existing Tyler Street on the north side of Twin Lakes Road,
including acquiring an easement from the property owner at that location to
construct a 90-degree intersection.
D. Preliminary Plat
• The proposed rights-of-way for all of the streets in this development are shown
as 50 feet wide rather than the 60 feet required by City ordinance. An argument
can be made that this is a unique piece of property, given the amount of
wetlands contained within it, and that narrower rights-of-way are necessary to
allow for reasonable development of the property. However, 60 feet of rights-of-
way are necessary for construction of the City required street, sidewalks, snow
storage, City utilities and other smaller utilities. In order to allow a narrowing of
the rights-of-way to 50 feet, there will need to be an accommodation whereby
items such as sidewalks can be built in the ten-foot drainage and utility
easement provided along the frontage of each individual lot.
• Street B is proposed as an "eyebrow" cul-de-sac, which is not permitted by City
design standards.
• Many of the proposed storm drainage ponds are shown to be constructed in
outlots of the development. Will this development have a homeowners
association, which will be responsible for normal maintenance of these ponding
areas? 'If not, the lots will need to be reconfigured to incorporate the storm
drainage ponds within platted lots. If a homeowner's association will be
responsible for normal maintenance such as grass cutting and debris pickup,
then the ponding areas can be placed in the outlots.
E. Storm Drainage Calculations
• Generally, the storm drainage calculations appear to adequately address Elk
River design standards. However, many of the NWL and HWL elevations
shown in the calculations do not agree with those listed on the plans. These
numbers need to be checked and corrected where necessary.
• The drainage area map needs to be expanded to identify the offsite area to the
north crossing under CSAH 13. This area has been included in the calculations,
but not shown graphically on the map.
• Some of the normal water elevations and pond outlet devices shown in the
model are not the same. These details need to be reviewed and adjusted as
necessary.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
~~G~1~J
Terry J. Maurer, P.E.
TJM:sw
S:\PIANNING\Case Files12004\P 04-08 Trout Brook Estates\6 16 04 TM Memo.doc
Elk River
Municipal Utilities
13069 Orono Parkway
F.Ik River. MN 55330
July 8, 2004
To: Terry Maurer
City Engineer
From: Bryan Adams
Subject: Municipal Well Site
Trout Brook Estates
phone: 763.441.2020
Fax: 703 441.8099
This memo is confirming our conversation on July 7, 2004 concerning the above
referenced development. As you recall, the Elk River Municipal Utilities desires an area
of approximately 200' x 200' to locate a municipal well. The attached marked up
drawing reflects three possible locations of a well in this development. These locations
are as follows.
1. Option 1 -Between outlot K and Wetland 7
2. Option Z -Any 2 adjacent lots north of 188` Circle between lots 1 and 15.
Around the intersection of 188`x' Land, 188`x' Circle and 188`x' Ave.
works best for us.
3. Option 3 -Area around lot I south of 188` Circle.
The municipal well site would contain a peaking well with no building on backwash pit.
Next to the well would be a concrete slab for electric gear. A driveway would be
constructed to the well. Per Minnesota Department of Health regulations, the land would
be deeded to City of Elk River or Elk River Municipal Utilities. Once the well is
constructed the site will be left as green space and used for recreational activities.
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