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6.5. SR 11-17-1997,,-.,y of iver MEMORANDUM Item # 6.5. TO: FROM: DATE: SUBJECT: Mayor and City Council Steve Ach, City Planner. S?2 November 17, 1997 Request by Royal Oaks Realty for Preliminary Plat Approval (Riverplace), Public Hearing Case No. P 97-16 Request Royal Oaks Realty is requesting a preliminary plat to subdivide 40 acres into 59 single family lots. Location North of U.S. Highway 10 along Queen Avenue alignment (immediately east of Custom Motors). Zoning/~and Use Rlb (Single Family Residential) / MR (Medium Density Residential). Attachments · Proposed preliminary plat · Report to the Planning Commission dated October 28, 1997 Overview The proposed plat encompasses an area of approximately 40 acres which is bordered on the south by U.S. Highway 10 and on the north by the Elk River. Approximately 14 acres of the parcel extends into the Elk River and consumes portions of the islands in the middle of the river. The remaining 26 acres lying south of the Elk River is the area which is considered developable and is the subject of the proposed subdivision. The proposed plat includes 59 single family lots along with a 1.8 acre park as recommended by the Park & Recreation Commission. 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425 Memo to the Mayor and City Council/P 97-16 November 17, 1997 Page 2 The plat is bordered on the west by Custom Motors Salvage Yard and on the east by a vacant piece of property which has similar characteristics as the property proposed for the subdivision. Streets The subdivision is proposed to have two new roads accessing the parcel off of the Highway 10 service road. The plat also provides for interior streets to be extended both east and west to adjacent parcels for future connections as those properties develop. The Highway 10 service road is currently a rural section and will eventually need to be upgraded to an urban section to fit in with the area as it continues to develop. Staff is recommending the developer be responsible for upgrading that portion of the service road adjacent to the proposed plat. The ultimate design of this service road would be a 32' wide urban section with a pedestrian system along the north side and have the appropriate storm drainage system included in the street design (i.e., catch basins and storm sewer). The subject property is approximately a quarter mile west of where the frontage road improvements have terminated which are representative of the improvements that will eventually occur along the frontage road. Staff is recommending the developer provide some security to ensure the developer's cost for improving that road in the future is maintained. The timing for improving this frontage road may be discussed further along with the Guardian Angels proposal which will require looping of the watermain in either an easterly and westerly direction along U.S. Highway 10. If the watermain extends west, it may be an appropriate time to upgrade the frontage road along with that watermain improvement. Floodway and Floodfringe Both of these designations apply to the property. Staff has asked that the developer's surveyor identify and include on the proposed plat the edge of the floodway. This is the actual channel of the water course and is the area required to carry or store the regional flow (i.e. hundred year event). No building activity can occur within the floodway. The plans appear to respect the floodway, however, the boundary should be noted on the plans to verify this. The floodfringe is the area outside of the floodway. This area can be filled, however, the lowest floor elevation must be 879.1 and a ground elevation of 878.1 must extend for a minimum of 15 feet around all structures. (Please refer to Terry Maurer's memo containing the Planning Commission report for more information regarding the floodfringe and the storm sewer design s:\council\p97-16.doc Memo to the Mayor and City Council/P 97-16 November 17, 1997 Page 3 proposed which will actually extend the flood fringe further into the property and into rear yards of lots. Landscaping Along Highway 10 and Custom Motors The developers are proposing to install a 15 foot landscape buffer along the west property line to provide additional screening between the residential development and Custom Motors. Currently, there are existing trees along this property line and every attempt will be made to save what is existing as well as supplementing that landscaping with additional groupings of Russian olive, evergreens and birch clumps. Staff and the Planning Commission are also recommending extensive landscaping be provided along the Highway 10 frontage road to buffer the residential area from Highway 10, both visually and as much as possible to deflect ambient noise from vehicles. The landscaping along the service road shall consist of earth berming and extensive planting to accomplish the appropriate buffer. A detailed plan will have to be submitted prior to final plat approval for staff review and comment. The existing trees located within the interior of the subject property will have to be removed in order to accomplish the proposed grading plan. Park and Recreation Commission Recommendation The Park & Recreation Master Plan has identified a neighborhood park for this area. The Park and Rec Commission recommended a two acre park be dedicated as part of the plat in a location where an additional two acres on the adjacent property to the east could be dedicated to accomplish a four acre neighborhood park. Based on the 26 acres of developable area included in this proposed plat, the Park & Rec Commission could ask for 2.6 acres. However, in order to achieve the Park & Rec's goal of a 4 acre park, the Commission has recommended two acres be dedicated with a future 2 acres on the adjacent property being dedicated for a total of a 4 acre park. The proposed plat includes a 1.8 acre park slightly less than the two acres recommended by the Park & Rec Commission. In order to accomplish a 2 acre park, Lot 7 in Block I would have to be eliminated. By including Lot 7 into the park area, the park then has a total area of 2.16 acres. This would satisfy 83% of the developer's park dedication requirements, with the remaining 17 percent being paid in cash ($6,409.00). The developers have also offered Outlot A to the City for additional park dedication credit. The Park & Rec Commission did not want to give any credit to Outlot A, since it is undevelopable property and its true recreational value may be limited. Staff is recommending in order to accomplish the park dedication f:\shrdoc\council\p97-16.doc Memo to the Mayor and City Council/P 97-16 November 17, 1997 Page 4 requirements, Lot 7 be eliminated and included as part of the park land with the remaining park dedication requirements being paid in cash. Pedestrian System The Comprehensive Pedestrian System identifies a trail along the north side of the service road. This trail currently exists further to the east where the new frontage road has been developed north of Highway 10. The trail also extends south of Highway 10 along the east side of Joplin to County Road 30. The developer shall be responsible for installing the 10 foot wide trail along their portion of the property adjacent to the service road. Construction of the trail at this time will not conflict with any reconstruction of the service road at a later date. Consistent with city policy, the developer will be reimbursed $10 a foot for the installation of the trail. Lot Dimensions The property is currently zoned Rlb which requires a minimum lot size of 12,000 square feet. Lots adjacent to the Elk River are required to have a minimum lot size of 15,000 square feet measured above the ordinary high water. The shoreland regulations which apply to this plat require that all lots adjacent to the river have a minimum lot width of 80 feet, both at the setback line and at the ordinary high water level. Lot 13 does not meet this requirement, therefore, should be redesigned by eliminating the tail which extends down to the Elk River. Staff is also recommending that all of the lots adjacent to storm water ponding areas have a rear yard area of 30 feet measured from the back of the house to the edge of the ponding area. Some of the lots have an area between 15 and 20 feet. These lots will have to be modified in order to meet this requirement. Outlot A As previously mentioned Outlot A is the area of the plat which extends into the Elk River. The developers have indicated they may give as a charitable contribution this property to some non-profit organization such as the Minnesota Land Trust or Nature Conservancy. Recommendation It is recommended the City Council approve the preliminary plat with the following conditions: s:\council\p97-16.doc Memo to the Mayor and City Council/P 97-16 November 17, 1997 Page 5 1. A DEVELOPER'S AGREEMENT BE PREPARED AND EXECUTED OUTLINING THE TERMS AND CONDITIONS OF ALL THE IMPROVEMENTS. COMMENTS OUTLINED IN THE CITY ENGINEER'S MEMO DATED OCTOBER 24, 1997 BE ADDRESSED AND INCORPORATED INTO THE PLANS. DEVELOPER BE RESPONSIBLE TO CONSTRUCT A 10 FT. WIDE BITUMINOUS PATH ALONG THE NORTH SIDE OF THE SERVICE ROAD. A CREDIT OF $10 PER LINEAL FOOT FOR THE TRAIL WILL BE APPLIED TOWARDS THE DEVELOPER'S PARK DEDICATION. WATER AVAILABILITY CHARGE IN THE AMOUNT OF $300 PER LOT BE PAID TO ELK RIVER MUNICIPAL UTILITIES. DEVELOPER SHOULD ALSO CHECK WITH ELK RIVER MUNICIPAL UTILITIES FOR ANY ADDITIONAL CHARGES RELATING TO WATER CONNECTION OR ELECTRIC FEES. A SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RECORDING THE PLAT. PARK LAND IN THE AMOUNT OF 2 ACRES BE DEDICATED WITH THE BALANCE OF THE PARK DEDICATION REQUIREMENTS BE PAID IN CASH. THE 2 ACRES DEDICATED FOR PARK SHALL NOT INCLUDE ANY PONDING AREA. A LANDSCAPE PLAN BE PROVIDED ILLUSTRATING A BUFFER ALONG THE WEST PROPERTY LINE AND ALONG THE SOUTH ADJACENT TO THE SERVICE ROAD. THE BUFFER ALONG THE FRONTAGE ROAD SHALL CONSIST OF BERMING AND LANDSCAPING. A DETAILED PLAN SHOULD BE SUBMII'rED ALONG WITH THE FINAL PLAT. 8. AN NPDES PERMIT BE OBTAINED PRIOR TO ANY GRADING OF THE SITE. A COMPLETE GRADING, DRAINAGE AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO COMMENCING GRADING ON SITE. 10. STREET LIGHTS BE INSTALLED AS RECOMMENDED BY ELK RIVER MUNICIPAL UTILITIES. 11. APPROVAL FROM THE DNR SHALL BE OBTAINED ACKNOWLEDGING THE PLAT MEETS THEIR REQUIREMENTS. 12. APPROPRIATE DRAINAGE AND UTILITY EASEMENTS BE INCLUDED ON THE PLAT. 13. A DEVELOPMENT PLAN BE PROVIDED AND REVIEWED AND APPROVED BY THE CITY ENGINEER PRIOR TO ISSUANCE OF ANY BUILDING PERMITS. 14. THE PLAT SHALL BE REDESIGNED TO INCREASE THE REAR YARD AREA BEHIND LOTS 1 THROUGH 6, BLOCK 4 AND LOTS 13 THROUGH 22, BLOCK 5. 15. THE FLOODWAY AND FLOOD FRINGE BE NOTED ON THE PLAT AND ALL REQUIREMENTS OF THESE ORDINANCES BE MET. 16. EROSION CONTROL SHALL BE PROVIDED ALONG THE BANK OF THE ELK RIVER. THIS EROSION CONTROL SHALL BE DONE IN COORDINATION WITH THE DNR AND CITY. s:\council\p97-16.doc Memo to the Mayor and City Council/P 97-16 November 17, 1997 Page 6 17. THE DEVELOPER PROVIDE THE CITY SOME FORM OF SECURITY TO INSURE THE FRONTAGE ROAD IS REBUILT TO AN URBAN STANDARD. THE CITY ENGINEER SHALL DETERMINE THE APPROPRIATE AMOUNT TO COVER THE COST OF THE STREET. 18. ALL LOTS ADJACENT TO THE ELK RIVER MUST HAVE THE ENTIRE YARD SODDED AT THE TIME OF CERTIFICATE OF OCCUPANCY. 19. LOT 13, BLOCK 5 SHALL BE MODIFIED TO REMOVE THE NARROW EXTENSION TO THE RIVER. s:Xcouncil\p97-16.doc RIVERPLACE PRELIMINARY PLAT AND LANDSCAPE IN THE CITY OF ELK RIVER, MINNESOTA. PLAN PROPOSED STREET LIGHT EXISTING UTILITT POlE [X/STING MAIL BOX EXISTING TELEPHONE BOX DESCRIPTION: 16 THE EAST HALF OE TH[ WEST HALF' 0~' THE NORTHEAST QUARTER 0+' SECTION 51. TOWNSHIP 35, RANGE 26, SHERBURNE AREA: 40.8± ~cres COUNTY. ~INNESOTA. CURRENT ZOHINO:R-lB ZONING OF SURROUNDING PROpERTy: PURCHASER AND ROYAL OaKS REALTY SUBDIVIDER:4196 Lexington Avenue PROPOSED LOT'S:URBAN DISTRICT: (612) 786-6909 411 ~ PARK ~65.9 [ MINIMUM LOTREQUIREMENTS LANDSCAPE DETAILS STREET TYPICAL LOT DETAIL VICINITY MAP GI~PHIC SC~L£ = 1' = 100' MIDWEST ;Land Surveyors & Civil Engineers, Inc RIVERPLACE PRELIMINARY UTILITY PLAN IN THE CITY OF ELK RIVER, MINNESOTA. PROPOSED S~REET LIGHT EXISTING UTILITY POLl[ EXISTING MAIL BOX EXISTING TELEPHONE BOX EXISTING T.~ EXISTING TREE UNE EX[STING 10 FOOT CONTOUR IHTERVAL EXISTING 2 FOOT CONTOUR INTERVAL ---~: EXISTING CHAIN LINK FENCE ~ EXISTING SEPTIC TANK ~; EXISTING STORM MANHOLE ~) EXISTING SANITARY MANHOLE [~ EXISTING WATERVALVE ~ EXISTING WELL ~ EXISTING UNDERGROUND GA~ "~ EXISTING HYDRANT ....... EXISTING WATERMAIN SEWER AND MANHOLE PROPOSED STORId SEWER AND CATCH BASIN RC APRON WITH RIP RAP PROPOSED KORCEMAIN < \ to =EC 22 7 PARK PURCHASER AND SUBDIVIDE R: SU R V'EYOR AND DESIGNER: ROYAL OA~S REAL~f 4196 Lexington Avenue Shorevlew. MN 55126 (612) 483-5518 (612) 786-6909 VICINITY MAP MATERIALfi. FORCE:MAIN ~" PVC {C RD0) SANITARY SEWER -- 8' PVC (SDRS$). 0.4[ MIN. SLOPE SANITARY SERVICE - 4" PVC (SDRSS) WATERIdAIN .... 6' 6[ 8' DIP (CL 52) WATERMAIN SERVICE - 1' COPPER GRAPHIC SC,AL~ 100' MIDWEST ' 'Land Surveyors & Civil Engineers, lnc RESTORATION SCBEDUI r ~ INSTALL SILT FENCE 2 BEG~N SIIE GRADING O STRIP TOP SOIL b GRADE S~TE C, TO~DSOIL DISTURBED AREAS 5 SEED AND MULCH DISTURBED AREAS (W~THIN 14 DAYS FROM COMPLETION OF GRADING) 4 UTIL[TY CONSTRUCTION 5 STREET CONSTRUCTION 6 SEED AND MULCH NEVCLY DISTURBED AREAS (W~THIN 14 DAYS FROM COMPLETION OF GRADING) 7 INDIVIDUAL BUILDERS RESPONSIBLE FOR EROSION CON'V~OL AND RESTORATION FOR HOME CONSTRUCTION. PROPOSED STREET LIGHT EXISTING UTILITY POLE EXISTING EXISTING WATER~AIN RIVERPLACE PRELIMINARY GRADING PLAN IN THE CITY OF ELK RIVER, MINNESOTA. ROCK ENTRANCE DETAIL NOT TO SCALE (612) 483-5518 ,-~;~ TYPICAL STREET SECTION STOI~I BEWER ~If~TATIOfl CONTROL VICINITY MAP T~ICAL SILT FENCE I~STALLATIOfl NOT TO SCALE GRAPHIC SCALE 'F--- T'F I" = 100' MIDWEST Land Surveyors & CivJl Engineers, Inc. TYPICAL LOT DETAIL y of iver TO: FROM: DATE: Item # 6.4. MEMORANDUM Planning Commission Steve Ach, City Planne~ October 28, 1997 SUBJECT: Request by Royal Oaks Realty for Preliminary Plat Approval, (Riverplace), Public Hearing Case No. P 97-16 Request Royal Oaks Realty is requesting a preliminary plat to subdivide 40 acres into 59 single family lots. Location North of U.S. Highway 10 along the Queen Avenue alignment; the East Half of the West Half of the Northeast Quarter of Section 31, Township 33, Range 26. Zoning/Land Use Rib (Single Family Residential) / MR (Medium Density Residential) Attachments · Memo from the City Engineer dated October 24, 1997 · Location/zoning map · Letter from Sherburne County Highway Department · Minutes from Park and Recreation meeting · Development plans Overview The subject property is a 40 acre parcel of which approximately 14 acres in either part of the Elk River or islands within the Elk River that experience flooding. The remaining 26 acres lying south of the Elk River and north of Highway 10 is proposed to be subdivided into 59 single family lots as well as reserving 1.8 acres for park purposes. The proposed plat is immediately east 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425 Memo to Planning Commission/P 97-16 October 28, 1997 Page 2 of Custom Motors Salvage Yard and west of a single family home which is located on a similar sized parcel. Roads The subdivision will be accessed by two new roads off the Highway 10 service road. The plat also provides for street extensions into the properties on either side of the plat. The service road along Highway 10 will eventually need to be upgraded to an urban standard. Staff is recommending the developers be responsible for upgrading that segment of frontage road along the front of their property. They may elect to improve the street at the same time they install the new streets in the plat, or pay the City an amount equal to having that street reconstructed at a later date along with a larger project. The service road is currently under the County's jurisdiction, however, the City has been maintaining this road for several years and is in the process of having it turned back to the City. The streets extending to the adjacent properties will be constructed along with this project to avoid any future surprises for residents. Existing Structures on Site The property currently has a single family home, garage and a few accessory buildings. These structures will be removed to make way for the proposed development. All septic and wells must be appropriately abandoned and capped prior to beginning construction on site. Trees The property does have existing mature pine trees within the south quarter of the property primarily around the existing residence. There are also existing trees along the east and west sides of the property that, for the most part, fall on the adjacent properties. According to the grading plan the trees around the existing residence will need to be removed to make way for road construction and grading of the lots. Buffer to Custom Motors The developers are proposing to install a 15 foot landscaped buffer along the west property line to provide additional screening between this residential development and Custom Motors. Currently, there are existing trees along this property line; however, in order to establish an appropriate buffer, additional trees will need to supplement what is currently in place. The plans include providing groupings of Russian olive, evergreens and birch clumps. fi\shrdoc\planning\pc\p97.16.doc Memo to Planning CommissionfP 97-16 October 28, 1997 Page 3 Additional Landscaping Staff has suggested additional landscaping be provided along the south side of those lots which are adjacent to the service road. This landscaping could consist of similar materials planted along the Custom Motors site and provide for some buffering for the residences along this service road. Park & Recreation Commission Recommendation The Master Park Plan has identified a neighborhood park for this area. The Park & Recreation Commission has therefore recommended two acres be dedicated as part of this plat in a location where the adjacent property, when it is developed, can add to the two acres to create a total of a 4 acre neighborhood park. The park shown on the plan is 1.8 acres in size; slightly less than the 2 acres recommended by the Park & Recreation Commission. The plat should be adjusted to meet the 2 acre recommendation. The 2 acres must be outside of the ponding area. The Park & Recreation Commission also indicated a desire to have Outlot A for public recreational purposes. However, given the fact that a portion of Outlot A is the river and the islands do flood, the Park & Recreation Commission was not wilhng to give any park credit for deeding Outlot A to the City. Pedestrian System The Comprehensive Pedestrian System identifies the need for a trail along the north side of the service road. Therefore, it is recommended the developer install a 10 foot trail along with this project along that portion of the property which is adjacent to the service road. Construction of the trail at this time will not conflict with reconstructing the service road at a later date. Although the trail doesn't go anywhere at this time, installing the trail now will avoid any opposition from the neighboring homes. Lot Dimensions The current zoning of Rlb requires minimum lot sizes of 12,000 square feet. The lots adjacent to the Elk River are required to have a minimum lot size of 15,000 sq. ft. measured above the ordinary high water. The shoreland regulations which apply to this plat require that all lots adjacent to the river have a minimum lot width of 80 feet both at the setback line and at the ordinary high water level. Lot 13 does not meet this requirement, therefore, should be redesigned by eliminating the tail which extends down to the Elk River. The developer has the option to request a variance to the lot standards; however, staff doesn't believe the findings for granting a variance could be met. f:\shrdoc\planning\pc\p97-16.doc Memo to Planning Commission/P 97-16 October 28, 1997 Page 4 Ail of the other lots in the plat meet the minimum lot size requirements; however, according to the drainage plan, some lots have storm water ponds in their rear yards. Ponds of this nature are typically provided in developments, however, staff has recommended a reasonable flat and usable area behind the homes be provided before sloping down into the pond. The pond between Lots 1 - 6, Block 4 appears to have about 30 feet of flat area prior to beginning the slope down into the pond. However, Lots 13, 14 and 15 has a distance of only about 20 feet from the high water level of 878.9. The plat should be adjusted to redesign the pond to allow a little more area behind the homes before getting to the ponding area. The proposed design raises a few questions since the river could backflow into the rear yards up to an elevation of 878 (100 year elevation). In some cases, this may put the edge of water within 10'-15' of the back of a house, or walk- out elevation. In addition, the water level could be about 3 feet higher than the lowest floor elevation. This may present a problem if the water level doesn't go down in a reasonable amount of time allowing lateral movement through the soil towards the home's basement. Floodway & Flood Fringe Both of these designations apply to the property. The surveyor should identify and include on the proposed plat edge of the floodway. This is the actual channel of the watercourse and is the area required to carry or store the regional flow (i.e., 100 year event). No activity can occur within the floodway. The plans appear to respect the floodway; however, the boundary should be noted. The flood fringe is the area outside the floodway. This area can be filled; however, the lowest floor elevation must be 879.1 and an elevation of 878.1 must extend for a minimum of 15' around all structures. This may not be a problem; however, the engineer should denote this boundary on the plans. The flood fringe on this plat is primarily on the northeast corner of the plat. Redesign Considerations Based on staffs concerns with back yard ponds and lowest floor elevations adjacent to the river back flowing into these areas, modifications will need to be made to the plat. There are several alternative designs that can be made. The developers may have a plan at Tuesday's meeting. fi\shrdoc\planning\pc\p97-16.doc Memo to Planning CommissionfP 97-16 October 28, 1997 Page 5 Recommendation It is recommended the Planning Commission review the proposed plat and provide comments. However, based on the drainage issue staff is recommending the plat be redesigned and presented to the Planning Commission at the November meeting. If the Commission wishes to take action, the following conditions are recommended: o o 10. 11. 12. 13. 14. A DEVELOPER'S AGREEMENT BE PREPARED AND EXECUTED OUTLINING THE TERMS AND CONDITIONS OF ALL THE IMPROVEMENTS. COMMENTS OUTLINED IN THE CITY ENGINEER'S MEMO DATED OCTOBER 24, 1997 BE ADDRESSED AND INCORPORATED INTO THE PLANS. DEVELOPER BE RESPONSIBLE TO CONSTRUCT A 10 FT. WIDE BITUMINOUS PATH ALONG THE NORTH SIDE OF THE SERVICE ROAD. A CREDIT OF $10 PER LINEAL FOOT FOR THE TRAIL WILL BE CREDITED TOWARDS THE DEVELOPER'S PARK DEDICATION. WATER AVAILABILITY CHARGE IN THE AMOUNT OF $300 PER LOT BE PAID TO ELK RIVER MUNICIPAL UTILITIES. DEVELOPER SHOULD ALSO CHECK WITH ELK RIVER MUNICIPAL UTILITIES FOR ANY ADDITIONAL CHARGES RELATING TO WATER CONNECTION OR ELECTRIC FEES. A SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RECORDING THE PLAT. PARK LAND IN THE AMOUNT OF 2 ACRES BE DEDICATED WITH THE BALANCE OF THE PARK DEDICATION REQUIREMENTS BE PAID IN CASH. THE 2 ACRES DEDICATED FOR PARK SHALL NOT INCLUDE ANY PONDING AREA. A LANDSCAPE PLAN BE PROVIDED ILLUSTRATING A BUFFER ALONG THE WEST PROPERTY LINE AND ALONG THE SOUTH ADJACENT TO THE SERVICE ROAD. AN NPDES PERMIT BE OBTAINED PRIOR TO ANY GRADING OF THE SITE. A COMPLETE GRADING, DRAINAGE AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO COMMENCING GRADING ON SITE. STREET LIGHTS BE INSTALLED AS RECOMMENDED BY ELK RIVER MUNICIPAL UTILITIES. APPROVAL FROM THE DNR SHALL BE OBTAINED ACKNOWLEDGING THE PLAT MEETS THEIR REQUIREMENTS. APPROPRIATE DRAINAGE AND UTILITY EASEMENTS BE INCLUDED ON THE PLAT. A DEVELOPMENT PLAN BE PROVIDED AND REVIEWED AND APPROVED BY THE CITY ENGINEER PRIOR TO ISSUANCE OF ANY BUILDING PERMITS. THE PLAT SHALL BE REDESIGNED TO INCREASE THE REAR YARD AREA BEHIND LOTS 1 THROUGH 6, BLOCK 4 AND LOTS 13 THROUGH 22, BLOCK 5. f:\shrdoc\planning\pc\p97-16.doc Memo to Planning Commission/P 97-16 October 28, 1997 Page 6 15. THE FLOODWAY AND FLOOD FRINGE BE NOTED ON THE PLAT AND ALL REQUIREMENTS OF THESE ORDINANCES BE MET. fi\shrdoc\planning\pc\p97-16.doc Ell~'~R~ver 13065 Orono Parkway · P.O. Box 490 Elk River, MN 55330 LOCATION ZONING MAP CAS~:P97-/~ ]V October 10, 1997 Sherburne County Highway Department P.o. BOX 338 · ELK RIVER, MN 55330 · PHONE (612)441-1722 · FAX (612)4.41-2264 Mr. Steven B. Ach City Planner Elk River City Hall, P.O. Box 490 13065 Orono Parkway Elk River, MN 55330 RE: Riverplace Plat, comments Dear Mr. Ach: As requested, the following comments are provided regarding the above referenced plat: The County is in the process of researching the ownership of the service road adjacent to this plat and considering a possible turnback to the City of Elk River. We should discuss the need for right of way along this plat, it is proposed at 37 feet, would 50 feet be needed for the future. Access onto the Service Road will require a permit from this office. Stop signs for A and B Street at the Service Road will also be required. The stop signs are to be paid for by the developer and installed by our department. The developer is responsible for notifying the Highway Department when the access has been installed and is usable by the general public. Thank you for affording us the opportunity to review these plans. If you have any questions or require any additional information, please contact me at the number listed above. Sincerely, Shelly Pederston, P.E. Assistant County Engineer ~Meeting Min tes~ September 10, 19971 Page2 j - - -. ~~tions from the Lafayette Woods 2nd and Cherrywood Hills. Signage will be placed at 193rd and Proctor stating no motorized vehicle traffic is allowed. Discussion followed regarding access fo the properties south of 193rd if development were to occur. COMMISSIONER WESTRUM MOVED TO RECOMMEND CONSTRUCTION OF A 10 FT. WIDE BITUMINOUS TRAIL AS PART OF THE RESTORATION OF 193RD, AND A 12 FOOT WIDE TRAIL ALONG THE ABANDONED RAILROAD RIGHT OF WAY CONNECTING WITH WOODLAND TRAILS. COMMISSIONER MADSEN SECONDED THE MOTION. THE MOTION CARRIED 5-0. 5.2. Phoenix Enterprises Request for Preliminary Plat (Hillside Crossinq Four) Steve Ach indicated this request involves replatting Outlot A of Hillside Crossing (7 acres) into two commercial lots; one lot .8 acres and the remaining lot 6.2 acres. The Park and Recreation Master Park Plan does not indicate any park land needed for this area, and staff recommends a cash payment of park dedication fees. COMMISSIONER OLSON MOVED TO RECOMMEND CASH PAYMENT TO MEET PARK DEDICATION FEES FOR THE HILLSIDE CROSSING FOUR PLAT. COMMISSIONER MADSEN SECONDED THE MOTION. THE MOTION CARRIED 5-0. 5.3. Phoenix Enterprises Request for Preliminary Plat IHillside Crossinq Five) Steve Ach indicated this 3.5 acre plat will create two commercial lots. The Commissioners and staff discussed possible locations for a trail corridor. It was the consensus of the Park Commissioners to extend a trail along the NSP easement, over to the north side of the "no cut" property line up to Evans Street. COMMISSIONER MADSEN MOVED TO REQUEST THE DEVELOPER OF THE HILLSIDE CROSSING FIVE COMMERCIAL PLAT PROVIDE AN EASEMENT TO THE CITY COVERING THE 50 FT. WIDE "NO CUT" STRIP ON THE NORTHERN PORTION OF THE HILLSIDE CROSSING PLAT FOR TRAIL CONSTRUCTION, AND TO CREDIT THE DEVELOPER FOR TRAIL CONSTRUCTION COSTS TOWARD PARK DEDICATION FEES. COMMISSIONER WESTRUM SECONDED THE MOTION. THE MOTION CARRIED 5-0. 5.4. Discuss Park Issues in Hillside Estates The Commissioners and staff discussed projected park needs in the Hillside Estates development. The developer, Rick Foster, was present to provide suggestions for location of some type of park area. It was the consensus to give further consideration to a centrally located 2 acre park, preferably adjacent to NSP powerline easement, with street and trail access for residents in the development. 5.5. Discuss Concept Plan by Royal Oaks Realty Steve Ach explained Royal Oaks Realty is considering development of a 40 acre parcel lying north of Highway 10 and immediately east of Custom Motors Auto Salvage. Steve indicated the northerly 15 acres is probably undevelopable Howard R, Green Company CONSULTING ENGINEERS October 24, 1997 File: 801610j-0240 ~ ~rmer/y MS, A ~?o~sulEng Engineers Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway P. O. Box 490 Elk River, MN 5530-0490 RE: RIVERPLACE ADDITION PLAT REVIEW Dear Mr. Ach: As you requested, we have reviewed the submittal package for the Riverp[ace Addition. This proposed plat is located on the north side of TH 10 just east of Custom Motors. The submittal package was prepared by Midwest Land Surveyors and Civil Engineers, Inc. and consis,ted of a preliminary grading plan, preliminary utility plan, and a preliminary plat and landscape pian. All three contained revision dates of October 20, 1997. Based upon our review, comments received at the staff review meeting, and a meeting held with the developer, their surveyor, and engineer, we would offer the following comments. A. General One issue that needs to be addressed with this plat is home lowest floor elevations relative to the Elk River 100-year flood elevation. The City Floodplain Ordinance requires the lowest floor be one foot above the 100-year flood elevation. According to their plan, the 100-year flood is at 878.1. Because of their storm drainage system with two ponds and pipe connecting them, the 100-year flood could actually get further onto the property after development than before. We would suggest that all lots impacted by the 100-year flood be identified and their lowest floor meet or exceed the one fool above requii-ement. Currently, there are numerous lots impacted by the 100-year flood that have lowest floors below this elevation. B. Preliminary Grading Plan The rear lots of Block 3 appear tO have a drainage swale that flows from south to north, and is at less than 1% grade. 1% is the minimum grade acceptable for any overland flow. At the south end of Block 2, near the TH 10 service road, it is unclear how drainage will get from the side yards to the street/storm drainage system. This entire area appears to be fiat. O:',~RO.P, g01610j\610-2306, oct. doc S0/E0 ' d October 23, 1997 Mr. Steve Ach Page Two It is unclear how the rear yards of Lots I - 4, Block 5, will drain. This entire area appears to be treed and relatively fiat. Some type of positive drainage has to be provided in this area. The rear yards of Lot 8, 9, and 10, Block 3, have a relatively steep sic:e slope shown. It appears that this side slope is almost 1:1. No grade greater than 3:1 should be allowed in this area. The rear yard drainage across Lots 6 and 7, Block I appears to flow through the middle of the rear yards and not along the drainage and utility eas¢~ments, provided at the perimeter of the lot. if this is to continue, additional easement will be needed on these lots. It would be advisable to actually move the drainage to the rear lot drainage and utility easement. In cases where this (:trainage easement is provided, across the middle of the back yard, there cc. uld be problems with variances or easement vacations required if the homeowner wants to put on a deck or expand the home. Where the storm drainage pipe from the southerly pond flows across to the northerly pond between Lot 1, Block 4 and between Lots 20 and 21, Block 5, the emergency overflow elevation should be noted. The northerly pond shows a high water elevation of 878.9. This would provide for flooding of the rear yards of Lots 15 - 20, Block 5. Additional ea,'~ement should be provided for this area as it would be inundated in the 100-year fi,sod. Detailed drainage calculations have been provided. However, we have riot had SUfficient time to adequately review them for this memo. I hope to have them reviewed prior to the Planning Commission meeting. The grading plan shows a temporary cul-de-sac at the east end of SI'met C located partially in the park area. However, the grading plan does not indicate any grading for this cul-de-sac. The grading plan should be revised to indicate the grading necessary for this temporary turn around. The grading plan indicates drainage from Block I flows across the park through a swale, out to Street C. This does not appear to provide for a very usab'~e park area with the drainage swale that is provided. Some other means of providing for the drainage should be considered which would allow the park area to be relatively fiat for park uses. C. Preliminary Utility Plan This plat will receive sanitary sewer and water service from the utilities th~lt were jacked under TH 10, along the east line of the Sherbume County Government Center property, with the Western Area Phase 2 improvements. Essentially, water service will be provided through a long dead-end relying .on the c~ossing under TH 10. An analysis of the water pressure and fire-fighting capability indicates that it is not necessary to loop the water system on the north side of TH 10 for service to this development. O:\PROJ~801610j\610-2306.oc~.do¢ Howard R. Green Company CONSULTING ENGINEERS October 23, 1997 Mr. Steve Ach Page Three When we met with the developer and his engineer we provided several comments regarding minor modifications to the utility system. All these c'~anges have been made with one exception; the hydrant shown between Lots 21 ;and 22, Block 5, should be moved to the south east corner of Lot 22. Based on a staff comment, the plat now provides for street and utility access to the west for the Custom Motors site. The street access has been provided at the mid point between Streets A and C. This puts three intersections in relatively close proximity to each other. The closest of these intersectio,~s are approximately 170 feet apart with the other two intersections over 200 feet apart. We feel that this should be acceptable in this instance because of the limited amount of property to develop to the west. Therefore, there is a limited amount of traffic that will access these intersections. We felt that this access poirt to the west was better then lining up with Street C which would provide for straight 'cut- through" opportunities when the whole area is developed. The straight streets tend to lead to complaints regarding the speed of traffic through neighborhoods. The plan shows a 10-foot wide bituminous trail along the south plat boundary on the north side of the service road. One issue that has yet to be resolved is what should happen with the service road relative to this development. Clearly, as this whole area develops, there will be a need to rebuild this road. This road should, at some time, be rebuilt to a City standard section, 32-foot wide with concrete curb and gutter. It may be more appropriate at this time to require the developer to pay an amount of money equal to his share of the rebuilding of the frontage road. At some poin'! in ',.he future, probably when the watermain needs to be relooped, reconstruction of the entire frontage road from Naples Street to the west connection with T~ 10 will take place. D. Preliminary Plat and Landscape Plan The landscape detail shows boulevard trees being planted every 60 feet, 6 feet into the lots. We would suggest that these trees be 10 feet into the lots, to keep them out of the drainage and utility easement provided along the front of e~ch lot. Along the rear lot lines of Lot 6, 7, and 8, Block 5, additional drainage ea.~sement needs to be provided based on the grading plan. The drainage and utility plan along the rear lot lines of Block 3 need.~ to be clearly called out. In this area there is a 15-foot landscape buffer planned to be planted, with the drainage and utility easement provided inside of this buff~;r. The drainage and utility easement should be labeled in width and location. Consideration should be given to whether or not the City is interested in having a separate document that provides for a landscape easement. Where the landscaping is planned along the south plat boundary and the rear lot lines of Block 3. as it stands right now, a homeowner on any one of these Iot.~ would have the right to remove the landscaping that is planned to be planted. If Howard R. Green Company CONSULTING ENGINEERS O: \PROJ'~8016 I0j\6l 0-2306.oc[.d~c S0/~0' d SO'd qW±O± October 23, 1997 Mr. Steve Ach Page Four separate landscape easement is provided, it would preclude the future home owners from removing this vegetation. Glen Sundeen from the Municipal Utilities has suggested that seven street lights be provided with this plat. These should be located at the south end of S~:reet A, at the corner by the park on Street A, at the south end of Street B at the intersection of Streets A and B, at the intersection of Streets B and C, at the rear of the cul-de-sac on Street B, and at the curve located by Lot 17 Block 5 If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company TJM/ot OAproj\801610~610-2306.oct O:\PROJ\8016 lOj\610-2306.oct, do¢ S0/S0 ' ~ Howard R, Green Company CONSULTING ENGINEERS £66~-~-130