6.9. SR 06-17-2002Item #
6.9.
MEMORANDUM
TO:
FROM:
DATE:
Mayor and City Council
Scott Harlicker, Senior Plann ~
June 17, 2002
SUBJECT:
Case No. P 02-05
Request by Tollefson Development for Preliminary Plat
Approval - Twin Lakes Crossing
Request
Consider a request by Tollefson Development for the following:
· Preliminary Plat of Twin Lakes Crossing
Location
South of County Road 13 at the Tyler Street intersection
Zoning/Land Use
Rlc (Single Family Residential) and Rle (Single Family Residential) / MR (Medium Density
Residential)
Attachments
· Location map
· Memo from Steve Rohlf, Building and Zoning Administrator regarding the Wetland
Conservation Act
· Memo from the City Engineer
· Letter from Sherburne County Highway Department
· Preliminary plat
· Development plans
Memo to Mayor and City Council/P 02-05
June 17, 2002
Page 2
Overview
The applicant is requesting to plat 109 acres. The project will include a mix of single family
lots (85 lots) and townhouse units (198 units) for a total of 283 units.
Existing Conditions
The 109 acre parcel is located on the east side of Twin Lakes Road north of Trott Brook
farms at the Twin Lakes Road/Tyler Street intersection. The property is a mix of open fields
and woodlands. About 37 acres of the parcel is wetland. The site is also hilly and is bounded
by Trott Brook in the southeast.
Adjacent land uses include single family residential to the south, farmland and Trott Brook
to the east, Twin Lakes Road and single family lots to the west and north.
Project Description
The proposed project is a mix of 198 townhouses and 85 single family residences on 109
acres. The single family lots are located in the southern portion of the plat, adjacent to Trott
Brook Farms. The townhouses are located in the northern portion of the plat, adjacent to
Twin Lakes Road.
Three public streets and two cul de sacs are proposed. Street A will intersect with Twin
Lakes Road and terminate in a cul de sac in the southeast corner of the project. Smith Street
connects with Trott Brook Farms to the south and extends diagonally to the northeast
corner of the project and Street B connects Smith Street with Street A and is parallel with
the south boundary of the plat. Two private loop streets and private short dead end streets
provide access to the townhouses.
Analysis
Preliminary Plat
The preliminary plat consists of 283 dwelling lots, 85 single family lots and 198 townhome
lots. There are also two common lots and one outlot.
Dimensional Requirements
The applicant is proposing a mix of 85 foot wide and 75 foot wide single family lots, 58 lots
are 85 feet wide and 27 lots are 75 feet wide. In the R3 district the minimum lot width for a
single family lot is 80 feet. However, the average lot width of the 85 single family lots is 80
feet. The minimum lot size for the 85 foot wide lot is 12,000 square feet and the minimum
lot size for the 75 foot wide lots is 10,500 square feet. In the R3 district the minimum lot size
is 12,000 square feet. However, the average lot size for the 85 single family lots is 29,939
square feet. As part of the plat approval process, the City Council can approve lots that do
S:\PLANNING\Case Files\P 02-05 Twin Lakes Crossing\P02-05junecc.doc
Memo to Mayor and City Council/P 02-05
June 17, 2002
Page 3
not comply with the dimensional requirements of the zoning district in which the property is
located.
The lots in the townhouse portion of the project comply with the dimensional requirements
of the R3 district. If the two main loop roads through the townhouse portion of the project
are changed from private roads to public streets as recommended by staff, the setbacks and
lot dimensions will have to be re-evaluated.
Grading Drainage and Utilities
Grading, drainage and utility issues are addressed in the City Engineer's memo.
Wetlands
The applicant is proposing to fill wetlands and will be meeting with the wetland Technical
Evaluation Panel (TEP) regarding the wetland mitigation plan. As a resuk of the TEP review
of the wetland mitigation plan it is likely that significant changes will be required in the plat
included moving streets and eliminating lots. The applicant has not submitted a complete
application to the Technical Evaluation Panel and they recommend denial of the preliminary
plat as proposed
Access
The project will have two points of access. One access will be from Twin Lakes Road, at the
Tyler Street intersection and the second access will be in the south through Trott Brook
Farms (Smith Street).
The ordinance requires that all streets be public. The two main loop streets that service the
townhouses should be public streets. The smaller drives and dead-end drives can be private.
Sidewalks are required on one side of each public street in the R3 district. Sidewalks should
also be included on one side of each public street in the single family area of the project.
Park and Recreation
The applicant proposed that Outlot A, which is 4.46 acres, be dedicated as park. The Park
and Recreation Commission recommended that Outlot A be enlarged to 6 acres and the
remainder of the park dedication requirements be met with cash. There should also be a
pedestrian connection provided from Street B to Outlot K of Trott Brook Farms. This
connection should be located between Lots 5 and 6, Block 4 along the southern boundary of
the plat. The Commission also asked that a private playground be provided in the
townhouse component of the project.
Landscaping and Tree Preservation
The landscape plan does not comply with the landscape requirements. Two trees per lot and
additional landscaping around the townhouses is required. The screening required along
County Road 13 is in addition to the two trees per lot.
S:\PLANNING\Case Files\P 02-05 Twin Lakes Crossing\P02-05junecc.doc
Memo to Mayor and City Council/P 02-05
June 17, 2002
Page 4
The proposed grading will result in the removal of all the trees on the site. The subdivision
ordinance states that trees should be preserved to the maximum extent possible; staff does
not feel that that the proposed plat accomplishes this. The applicant should revise the
grading plan or the layout of the plat in order to preserve existing vegetation on the site.
Planning Commission Meeting
At the Planning Commission meeting held on May 28th seven residents spoke. All seven
spoke against the proposed rezoning. Their comments were not directed toward the merits
of the preliminary plat. They felt that because of the wetlands, trees, slopes and the potential
traffic generated by the townhouses, townhouse were not appropriate for this site. None of
the residents spoke against the single family component.
Like the residents, the four Planning Commissioners that spoke also spoke against the
rezoning to R3, which would allow the townhouse component of the project. Their
comments did not address the merits of the preliminary plat other than they were opposed
to the townhouse component of the plat.
The Commission discussed tabling the application. The applicant requested that the
Commission move the project forward with either a recommendation to deny the request or
a recommendation to approve the request with conditions. The Commission voted 5-0 to
recommend denial of the request for the preliminary plat.
Recommendation
Planning Commission Recommendation
The Planning Commission recommended that the City Council deny the request for
preliminary plat based on the following findings:
1. The rezoning was denied.
2. The plat does not comply with the dimensional requirements.
3. Public opposition to the request.
The Commission also added the following requirement to their recommendation:
· If the zone change is approved by the City Council, the Council should direct staff
and the applicant to bring the plat back to the Planning Commission for review.
City Council Options
The following findings are offered should the Council deny the request for preliminary plat of
Twin Lakes Crossing:
S:\PLANNING\Case Files\P 02-05 Twin Lakes Crossing\P02-05junecc.doc
Memo to Mayor and City Council/P 02-05
June 17, 2002
Page 5
1. The rezoning was denied.
2. The incomplete application for wetland mitigation and the recommendation of
denial by the Technical Evaluation Panel.
3. The plat does comply with the Subdivision Ordinance in that plat does not comply
with the dimensional requirements of the R3, Rlc or Rle zoning districts.
4. The plat does comply with the Subdivision Ordinance in that it does make adequate
provision for park and recreation facilities.
5. The plat does comply with the Subdivision Ordinance in that it does not make
adequate provision for storm drainage, wetland mitigation and water supply.
6. The plat does comply with the Subdivision Ordinance in that the topography,
vegetation, soil types and drainage are not suitable for the type and density of this
development.
7. The plat does comply with the Subdivision Ordinance in that the proposed
subdivision will cause substantial environmental damage in that the entire site will be
clear cut and graded.
Should the Council approve the request for preliminary plat of Twin Lakes Crossing, specific
conditions should be included that address the following issues:
· Wetland mitigation
· Grading and tree removal
· Public streets to access townhouses
· Townhouse setbacks from public streets and right-of-way width
· Revised landscaping plan
· Enlargement of Outlot A
· Lot dimensions
Staff Recommendation
Staff recommends that the Council deny preliminary plat for Twin Lakes Crossing as
proposed based on the following findings:
1. The incomplete application for wetland mitigation and the recommendation of
denial by the Technical Evaluation Panel.
2. The plat does comply with the Subdivision Ordinance in that plat does not comply
with the dimensional requirements of the R3, Rlc or Rle zoning districts.
3. The plat does comply with the Subdivision Ordinance in that it does make adequate
provision for park and recreation facilities.
4. The plat does comply with the Subdivision Ordinance in that it does not make
adequate provision for storm drainage, wetland mitigation and water supply.
S:\PLANNING\Case Files\P 02-05 Twin Lakes Crossing\P02-05junecc.doc
Memo to Mayor and City Council/P 02-05
June 17, 2002
Page 6
5. The plat does comply with the Subdivision Ordinance in that the topography,
vegetation, soil types and drainage are not suitable for the type and density of this
development.
6. The plat does comply with the Subdivision Ordinance in that the proposed
subdivision will cause substantial environmental damage in that the entire site will be
clear cut and graded.
S:\PLANNING\Case Files\P 02-05 Twin Lakes Crossing\P02-05junecc.doc
SITE
I
/
\
/
OUTLO? L
OUTLOT K '
Case Number:
Location Map
ZC 02-07 / P 02-05 / CU 02-21
N
TWIN LAKES CROSSING
River
TO:
FROM:
DATE:
MEMORANDUM
Mayor and City Council
Stephen Rohlt, Building and Zoning Administrator
June 17, 2002
SUBJECT: Twin Lakes Cro,s.,sin9 Wetland Conservation Act Considerations
It is vital that the Technical Evaluation Panel (TEP) for the City of Elk River review
preliminary plats for compliance with the Wetland Conservation Act (WCA) prior to the
City Council acting on them. The TEP's recommendations may result in major design
changes.
Since wetlands are proposed to be filled for homes and roads in the plat of Twin Lakes
Crossing, a WCA application is required. Although the city has not yet received a formal
WCA application for this plat, the TEP did review it under the WCA rules on May 30, 2002,
with the developer and his consultant present.
It is the TEP's opinion that numerous changes to this plat, including relocating roads and
the elimination of some lots, are needed for this plat to be in compliance with WCA.
Another TEP meeting was scheduled for June 13, 2002 to review a revised plat reflecting the
recommendations of the TEP. The developer did not show up for the meeting. The
Technical Evaluation Panel is recommending denial of the plat of Twin Lakes
Crossing as designed.
Howard R, Green Company
May 21, 2002
File: 817250J-0240
Mr. Scott Harliker
Senior Planner
City of Elk River
13065 Orono Parkway
PO Box 490
Elk River, MN 55330-0490
RE: TWIN LAKES CROSSING ADDITION
Dear Mr. Harliker:
As requested, we have reviewed the submittal package for the Twin Lakes Crossing Addition. This is
the proposed development of approximately 110 acres lying directly north of Trott Brook Farms
Addition and east of CSAH 13. The submittal package was prepared by Pioneer Engineering and
contained a preliminary plat, existing conditions, boundary survey, preliminary grading plan,
preliminary site and utility plan, and a preliminary landscape plan. The submittal package was dated
April 26, 2002. Also submitted was a wetland delineation report prepared by Aquatic Eco Solutions,
Inc., dated December 15, 2001. There were no drainage calculations submitted for this development
at this time. Based on our review, comments received at the staff review meeting, and a meeting with
the developer, we would offer the following comments:
Preliminary Plat
· At the location where Street A intersects CSAH 13, an adjustment to Tyler Street on the
north side of CSAH 13 needs to be made. Tyler Street comes down with a relatively sharp
bend near CSAH 13 to create a perpendicular intersection. We believe that a much more
gradual bend with a longer area perpendicular to CSAH 13 should be constructed with this
development. We would also recommend that Street A needs to be straightened out
somewhat as it approaches CSAH 13. Currently, Street A meets CSAH 13 in a horizontal
curve. There should be at least 150 feet of tangent roadway on Street A at the intersection
of CSAH 13.
· At the east end of Street E, a temporary cul-de-sac needs to be constructed. City policy
requires temporary cul-de-sacs to be constructed in a permanent nature with the cul-de-sac
being the standard size and including concrete curb and gutter around it.
· Lot 23, Block 3 and Lots 5 and 6, Block 4 have a relatively shallow depth to them, and may
require special style and size of homes.
· Between Lots 5 and 6, Block 4, a 50-foot connection should be made to the south plat line to
provide for a future access to Outlot K of Trott Brook Farms Addition, which the City is in the
process of acquiring for park purposes.
· At the eaSt end of Street A, the 10-foot drainage and utility easement should be continued
around the cul~de-sac through Outlot A.
Ltr-052102~Harliker.doc
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644~4389 fax 651/644-9446 toll free 888/368-4389
Mr. Scott Harliker
May 21, 2002
Page Two
Preliminary Grading Plan
Given the type of proposed development on this property with the multi-family lots, small
width single-family lots, and slightly larger single-family lots, the grading plan indicates that
the entire site will be clear cut and graded. There are areas where clear cutting is proposed
as a method to provide wetland mitigation. This project is not scheduled to be reviewed by
the Technical Evaluation Panel relative to wetland issues until May 30, 2002. However, I
believe it is highly unlikely that the Technical Evaluation Panel will approve clear cutting of
upland areas in order to provide space for wetland mitigation. We have not completed a
more detailed review of the grading plan because we feel it is highly unlikely that the grading
plan will be approved in its current state, given the amount of clear cutting and grading
proposed on the site.
Preliminary Site and Utility Plan
· In order to adequately serve this proposed development with water, it will be necessary to
extend watermain along CSAH 13 to the northern tip of the development to provide looping
and redundancy to the internal water system. It will need to be discussed by the City relative
to who pays for this watermain extension along CSAH 13.
· Watermain in Street D cul-de-sac needs to be looped back to Street A. The potential looping
of the Street A cul-de-sac will need to be discussed with Bryan Adams, Elk River Municipal
Utilities General Manager.
· Attached is a memo from Bryan Adams dated May 3, 2002, discussing the need for
additional well and water treatment facility sites in this northern part of the City of Elk River.
His memo states that the proposed Twin Lakes Crossing is equivalent to one-half of a well
and treatment facility. Mr. Adams would like to investigate whether a site for the next well
and treatment facility could be found inside this development.
In conclusion, we believe that with the amount of grading and clear cutting of the land and the fact that
the Technical Evaluation Panel has not reviewed the wetland issues with this development, that the
project should be tabled with direction given to the developer on changes the Planning Commission
would like to see.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
Terry J. 'Maurer, P.E.
Ltr-052102-Harliker.doc
Howard R, Green Company
CONSULTING ENGINEERS
May 7, 2002
City of Elk River
Attn: Michele McPherson
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
PUBLIC
Sherbu~
WORKS DEPARTMENT
425 Jackson Avenue
Elk River, MN 55330
(763) 241- 7034 · 800-594-5208
RE: Twin Lakes Crossing
Dear Ms. McPherson;
After reviewing the drawing for Twin Lakes Crossing we offer the following comments. The
access point to CSAH 13 for Street A must align with Tyler Street to create a four-legged
intersection. This point of intersection with CSAH 13 will be determined by the City of Elk
River, as Tyler Street will be reconstructed to create a safer intersection. An Access permit must
be applied for at our office at 425 Jackson Avenue.
1. We require 60' of right of way be dedicated in fee title to Sherburne County.
2. Pay the required access permit and signage fees. Highway signs will be installed by our
department.
3. A combination bypass/right turn lane is required for Street A.
4. The developer is responsible for pavement marking correction as required.
5. Any existing accesses within the boundary of the plat must be removed.
6. The developer is responsible for drainage studies if it is determined a culvert is necessary
within our right of way it must have safety aprons and grates.
If you have any questions or concerns call me at 763-241-7034.
S ince~r£!Y,
Richard D. Corbin
Sherburne County Public Works
Elk 1Kive
Municipal Utilities
322 King Avenue
Elk River, MN 55330
phone: 763.441.2020
Fmx: 765.441.8099
May 3, 2002
To: Terry Maurer
From: Bryan C. Adams
Subject:
Proposed Twin Lakes Crossing
The proposed Twin Lakes Crossing development was discussed at staff review on May
2, 2002, and I offer the following comments. The water trunk line on Co. Rd. 13 will
need to be extended north to the northern edge of this development. The internal water
system is required to be looped for xvater quality and fire protection reasons and is a
standard requirement for all new developments.
The more serious consideration is adequate water quantity. Water usages in Elk River
has drastically increased due to lawn sprinkling. The number of water meters a typical
water production facility can support has decreased from 1000 to 650 meters. The
proposed Tvdn Lake Crossing development represents approximately ½ of a water
production facility. To provide adequate water quantity, another water production
facility is required. Two possible alternatives exist. The first is to construct a complete
water production facility around or in the north end of this proposed development at a
cost of $1.1 to $1.4 million. The other option is to construct a well only in or around the
north end of Grace Addition, ~vhich is a future Elk River Park. Water mains would then
be constructed along the 345 KV Excel electric transmission R/W to water production
facility #5 in the Hillside development. The #5 filter plant would be enlarged to
accommodate the additional capacity. The estimated cost would roughly be the same for
both options. I am now checking with Excel Energy if the last option is viable.
LOT DATA
DRAINAGE AND U'Ti, UTY
EASEMENT~ ARE SHOWN THUS:
I
TYPICAL ~ULTIPLE LOT AREAS
SHE DATA
TOTAL A*~EA 109.49 AC.
OUTLOT A (.4~ AC.
LOT AP. EA gZ00 AC.
R.O.W. AREA 15.05 AC.
NO. O~ ~NG;.E FAMILY 75' LOT
NO. OF S~NGLE FAMILY 85' LOT
NO. OF MULTIPLE LOTS- 198
ASSO~ATION CO~MO~ AREA LOTS (L.125. B.I.
LARC~ST LOT 200,875.
~ALLEST LOT .11.15~
MiN. A~_A OF 85' LO~- 12,000 ~.F.
AVERAGE S~JC4~-FAMILy LOT2g, g'~g
NET DEND'Pf (MUL'DPLE AREA) 7.76
~TLAND AREA 57,50 ~
P~0POSE. D Z0~ING
UT~U'DF~ -AVAILABLE
GRAPHIC SCALE
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PRELIMINARY PLAT
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TOLLEFSON DEVELOPMENT
OUTLOT A
TWlN LAKES CROSSING
I.~GEND
SITE DATA
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TOLLEFSON
NOTES
BOUNDARY SURVEY o~, TOLL£FSON~oo ,. ,2,~DEVELOPMENT's~c[r. sutr ,07 lNG, TWIN LAKES CROSSING
FETLAND ~
LF'GEND
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TOLLEFSON DEVELOPMENT, INC.
TWiN LAKES CROSSING
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LANDSCAPE NOTES
DECIDUOUS TREE
PLANTING DE'TNL
CO~IIFER 'FREE
PLANTING DETAJL
(/
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TOLLEFSON DEVELOPMENT
TW1N LAKES CROSSING
PRELIMINARY LANDSCAPE PLAN
~ 6
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UNIT;
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WETLAND
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POND
WETLAND
POND
PRELIMINARY
MULTI-FAMILY SITE PLAN
JOKER
TOLLEFSON DEVELOPMENT, INC.
TYLER ST.
'rW]N LAKES CROSSING