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6.13. & 6.14. SR 10-20-2003Items # 6.13 & 6.14 MEMORANDUM TO: FROM: DATE: SUBJECT: Mayor and City Council Chris Leeseberg, Planner October 20, 2003 Case No.'s ZC 03-06 and P 03-1 I; Request by Suburban Land Development for Rezoning and Preliminary Plat Approval - Boulder Point Request Consider a request by Suburban Land Development for the following: · Rezoning from Rld (Single Family Residential) to PO (Townhouse District) · Preliminary Plat of Boulder Point 60-Day Rule To comply with the 60-day rule, without an extension, these items need action by October 23, 2003. Location The property is located at the southeast corner of the intersection of Sherburne Cotmty No. 12 and Twin Lakes Road. Zoning/Land Use Rld (Single Family Residential) / MR (Medium Density Residential) Attachments · Location Map · Memos from the City Engineer City Council/P 03-11 Boulder Point October 20, 2003 Page 2 Elevation · Landscape Plan · Preliminary Plat & Site Plan · Preliminary Utility Plan · Preliminary Grading and Drainage Plan Overview Suburban Land Development has submitted a preliminary plat for Boulder Point. The subject property is located at the southeast corner of the intersection of Sherburne County Road 12 and Twin Lakes Road and totals approximately 1.5 acres. The current proposal is to subdivide the property into two lots for two townhome structures. Lot-1 will be utilized for five units and Lot-2 will be utilized for four units. Access to the site will be off the cul-de-sac on Vance Circle in the Trott Brook Farms South subdivision. Analysis The properties north and west of the subject property are zoned PUD. To the west is a commercial development (Home Depot) and the north is a mix of residential (Trott Brook Farms). The property directly south is zoned R3 with townhomes (Trott Brook Farms South). The property directly across the intersection to the northwest is zoned R-lc (single- family residential). The proposed plat meets the required unit widths and densities of the PO district. However, Lot-l, Block-1 does not meet the 50-foot setback (30-foot setback plus a 20-foot buffer yard). It will require a variance of 12.6-feet as it is proposed. The Planning Commission recommended approval of the variance. Grading, Drainage and Utilities Grading, drainage and utility issues are addressed in the City Engineer's memo. Landscaping The submitted landscape plan exceeds the requirements of the ordinance. There are 34 spaded pine trees (12-foot tall) being proposed along County Road 12. There is a required 20-foot buffer along major streets and the applicant has added additional landscaping into this buffer area to help counterbalance the loss of buffer with the encroachment of the building into the required setback. Staff and the Planning Commission feels that the additional screening helps meet the intent of this buffer. Park and Recreation The Park and Recreation recommended cash dedication for nine residential units. S:\PLANNING\Case Files\2003\P 03-11 Boulder Point\P 03 - 11 CC.doc City Council/P 03-11 Boulder Point October 20, 2003 Page 3 Planning Commission Action The majority of the discussion centered on the variance request. Two commission members were not in favor of granting the variance as it was shown. It was the consensus that public safety and traffic visibility was not impacted with the encroachment into the buffer setback. The commission fek that the zone change was appropriate for the location. The Planning Commission unanimously recommended approval of the Zone Change and recommended approval of the Preliminary Plat with a 12.6-foot variance by a 4-2 vote. Recommendation Staff and the Planning Commission recommend the City Council approve the proposed zone change to R3 based on the following findings: 1. THE REQUEST IS CONSISTENT WITH THE LAND USE PLAN. 2. THE REQUEST WILL NOT ADVERSELY AFFECT ADJACENT PROPERTIES OR LAND USES. 3. THE REQUEST PROVIDES AN OPPORTUNITY FOR SEVERAL DIFFERENT HOUSING TYPES. Staff and the Planning Commission recommend the City Council approve the preliminary plat with the following conditions: A DEVELOPER'S AGREEMENT IS PREPARED AND EXECUTED OUTLING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL PRIOR TO RELEASEING THE PLAT FOR RECORDING. o THE DEVELOPER PROVIDES HOMEOWNER ASSOCIATION DOCUMENTS FOR THE CITY ATTORNEY'S REVIEW AND APPROVAL PRIOR TO FINAL PLAT. SURFACE WATER MANAGEMENT FEE IS PAID IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT, PRIOR TO RELEASING THE PLAT FOR RECORDING. o PARK DEDICATION FEE IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT IS PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 5. THE CITY ENGINEER'S COMMENTS SHALL BE INCORPORATED INTO THE PLANS. 6. STREET LIGHTS SHALL BE INSTALLED AS REQUIRED BY ELK RIVER MUNICIPAL UTI LI TI E S. 7. A LETTER OF CREDIT IS PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS OF THE PUBLIC IMPROVEMENTS. S:\PLANNING\Case Files\2003\P 03-11 Boulder Point\P 03-11 CC.doc City Council/P 03-11 Boulder Point October 20, 2003 Page 4 8. UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM ACCEPTED BY THE CITY, A WARRANTY BOND IN THE AMOUNT OF 25% OF THE IMPROVEMENTS COSTS SHALL BE SUBMITTED TO THE CITY FOR THE PERIOD OF ONE YEAR. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER SHALL BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 10. A GRADING AND EROSION CONTROL PLAN SHALL BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 11. A DEVELOPMENT PLAN SHALL BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 12. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 13. ALL MAILBOXES SHALL BE CLUSTERED. 14. A TREE PRESERVATION PLAN SHALL BE APPROVED PRIOR TO RELEASING THE PLAT FOR RECORDING. 15. ANY TREES OFF-SITE OR ON-SITE, NEAR THE LIMIT OF GRADING THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW FENCE AT THE DRIP LINE TO PREVENT GRADING, COMPACTION, OR STORAGE OF EQUIPMENT, DEBRIS OR MATEARIALS. STAFF SHALL INSPECT FENCING PRIOR TO GRADING COMMENCING. 16. WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE CITY SHALL BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 17. ANY ITEM OR CONDITION FOUND THAT INDICATES THE SITE IS LIKELY TO YIELD INFORMATION IMPORTANT TO PRE-HISTORY OR HISTORY SHALL BE REPORTED TO THE CITY IMMEDIATELY. FURTHER, THE CITY RESERVES THE RIGHT TO STOP WORK AUTHORIZED IN ITS APPROVAL UNTIL THE SITE IS APPROPRIATELY INVESTIGATED AND WORK IS AUTHORIZED. 18. A VARIANCE OF 12.6-FEET SHALL BE GRANTED TO ALLOW LOT-l, BLOCK-1 TO BE CONSTRUCTED AS PROPOSED. 19. IF A VARIANCE OF 12.6-FEET IS TO BE GRANTED, ADDITIONAL SCREENING SHALL BE PLANTED AS SHOWN. 20. THE APPLICANT SHALL OBTAIN AND COMPLY WITH THE REQUIREMENTS OF AN NPDES PERMIT. S:\PLANNING\Case Files\2003\P 03-11 Boulder Point\P 03-11 CC.doc OUTLOT B OUTLOT E UPA  3 LOCK 2 SITE AVENUE NW BLOCK 3 LOT 1 1 )USTRIAL CIRCLE HILL CITY Case Number: Location Map P 03-I I BOULDER POINT N Howard R, Green Qompany September 10, 2003 File: 822070J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: BOULDER POINT DEVELOPMENT Dear Mr. Harlicker: As requested, we have reviewed the submittal package for the Boulder Point Development. As you are aware, this is the approximate two-acre parcel property located in the southeast quadrant of Twin Lakes Road and Sherburne County Road 12. The proposal is to construct nine townhomes, a four- unit building and a five-unit building, on the property. The submittal consisted of a preliminary plat and site plan, preliminary utility plan, and preliminary grading and drainage plan. The submittal package was prepared by Otto and Associates Engineers and Land Surveyors, Inc. Based on our review, we would offer the following comments: The preliminary plat for Boulder Point should provide access control on all sides, with the exception of the driveway area, which connects to Vance Circle in Trott Brook Farms South subdivision. Sanitary sewer and water service are proposed to be provided by extending utilities from Vance Circle in Trott Brook Farms South. The sanitary sewer and water will be considered public improvements, and therefore need to be constructed within drainage and utility easements to allow operation and maintenance of the sewer and water facilities by the City staff. Unless'there is an association that will be billed directly for the sanitary sewer and water service, each individual lot, if individually owned, needs to have its own services. There is an existing curb cut on County Road 12 for the driveway to the existing home on the site. The driveway needs to be removed and the concrete curb and gutter replaced with barrier-style curb at the opening in County Road 12. No storm sewer calculations were submitted with the plans. Storm sewer calculations will need to be provided, reviewed, and approved. Currently, the drainage plan is showing catch basins and storm sewer collecting runoff from the site and conveying it directly to the holding pond in Trott Brook Farms South. The holding pond in Trott Brook Farms South was not sized for the development of the Boulder Point. The pond will need to be enlarged to accommodate the drainage from Boulder Point, such that outlet from the pond to the Ltro091003-Harlicker 1326 Energy Park Drive · St. Paul, MN 55108 ° 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Mr. Harlicker September 10, 2003 Page Two storm sewer in Twin Lakes Road does not exceed existing conditions runoff from the Boulder Point site after development. Given that the roads are considered private in Boulder Point, the storm sewer piping system will also be considered a private utility. The grading plan shows grading in the natural gas line easement on the west side of the development. Any grading in that easement will require authorization from the easement holder. The emergency overflow route needs to be determined and shown on the grading plan in case the catch basins are plugged, showing that the runoff will make it to the pond without endangering any of the units. No construction traffic for the internal improvements or the building of the units should be allowed to come off of County Road 12. It should all be required to come internally off of Vance Circle. It appears that this is what is anticipated as the rock construction driveway entrance is shown entering site off of Vance Circle. An NPDES permit will need to be applied for since the site is over 1.0 acre. Also, more silt fence protecting County Road 12 from erosion needs to be shown. If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company Terry J. Maurer, P.E. TJM:sw Ltr-091003-Harlicker H°Warct R, Green Company October 6, 2003 File: 822070J-0240 Cara Schwahn-Otto Otto Associates 9 ,,West Division Street Buffalo, MN 55313 RE: BOULDER POINT DRAINAGE CALCULATIONS CITY OF ELK RIVER Dear Ms. Schwahn-Otto: We have reviewed the drainage calculations for the Boulder Point Development located at the intersection of CSAH 12 and Twin Lakes Road in the City of Elk River. The drainage calculations were received on September 25, 2003. The drainage calculations are approvable, but some additional information needs to be provided prior to approval. Additional information would include a calculation of the additional storage provided in the pond given the proposed modification shown on your grading plan. Also, we would like to see detailed information on how the disturbed area of the pond will be restored and how the outlet will be placed into the pond. The outlet should include an appropriate amount of Class IV dprap. Please provide this additional information as soon as it is available. If you have any questions regarding this issue, please call. Sincerely, Howard R. Green Company City Engineer TJM:sw Cc: Scott Hadicker, City of Elk River Ltr-100603--Otto-Schwan 1326 Energy Park Drive - St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389 ~ . BOULDER ®x~, '\ DATE RECEIVED ~.--.~..-_ - ~e green Juniper ~prfng snow oreb RIGHT ~L~VAT~ON SCALE: I/8" =l'-O" 5CALt=: I/8" =1'-O" 4--UNIT TOWNHOME E~UILDINO LF:FT EEL~V,~ TION 5C,~LE: I/8" =1'-0" F:i~ONT E. Lt= VATiON SCALE: I/8" = I'-0" DATE RECEIVED / / /-./ / ~ / / / I, LP.C ~ M.P.C. i 3 II\k~'l I ! /-~1 \ IVI,_) That port of the Southeast Oue~'t~ of the Southwe~ Ouc~ter (~ I/4 of ~ 1/4) of ~ti~ ~, To~ ~ R~ ~wl~9 ~ of the ~d H~e~ R~ g~9 betw~ ~k R~ ~d ~m$ ~o~ ~ C~nty StYe A~ R~ ~D ~e N~ 4 ~s of the ~ 20 ~ of ~e N~ ~ of ~e N~h~t ~ (~ 1/4 of NW 1/4) of ~ ~ To~ J~ R~ 2G, ~me ~nt~ J -7"/ / BOULDER POINT SUBURBAN LAND DEVELOPMENT SHERBURNE COUNTY, MN IA~ IV, yy. ~/'"~t t-T'"/ I .., ~ / r"l s' ~ o 3o / .4 PRELIMINARY PLAT & SITE PLAN 2-03-0029 SHEET NO. 1 OF 3 SHEETS 08/01/03 / / 2 3 4 5 BOULDER POINT SUBURBAN LAND DEVELOPMENT SHERBURNE COUNTY, MN PRELIMINARY UTILITY PLAN !SHEET NO. 2OF 3 SHEETS 2-03-0029 08/01/03 / / / / ,Q %, M.P.C K-DJC x .9o~3o BOULDER POINT SUBURBAN LAND DEVELOPMENT SILT FENCE DETAIL BE~I#I~ ll'eS m31~, 11~ CC14'mAC11~ ACXTeO,~LI~X~S ~ ~ ~ 'IFIS laE~m' AqD ~ TO ,l~l)E ~t. 11~N. F'RO'IF. OII~ lATER (3UAUTY IN ~ ARE/~ BE:ST ~,qAG~II~rT PRAC11C~ t~ICHE~ Alalat.lES 1~, pRO. LrCT Sl;:~.IE3~..~ 4- 'tHE ~ SHN..L A..~IJI,~ Cl3la:q.E~ I~SlaOl,~mjTy F~ ~ R~IC~. IIALE (:~EClCS, I~::ES AND ROC~ col, e~,laJc110~ ~ COi, flRtX. UlellL ACC~aT. NeCE OF '11~ ~ SIE&LE~ SI.IN.L lIE R~60~ AF'II~ EACH RA~ AND Na~T, CiED N~F. AS LOC. A'II~t (~" N.L EXlSq~ U'lI. IllE~ BE3~i~ cl:~al4G 9~iL ~ AGREES ~ N-L ~ U'~J'I1E~. 7. ~ ~FOlalA'11~q I~R TRoTr ~;X~ soLrIH ~ PRELIMINARY GRADING & DRAINAGE PLAN 2-03-0029