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6.7. SR 08-17-1998ity of MEMORANDUM Item # 6. ?. TO: FROM: DATE: SUBJECT: Mayor and City Council Scott Harlicker, Planning Assistan~ August 17, 1998 Request by Dynamics Design and Land Company for Preliminary Plat Approval (Barsody Hills), Public Hearing Case No. P 98-2 Request Consider a request to amend a previously approved preliminary plat of 92 acres into 8 single family lots to 92 acres into 4 single family lots. Location North side of County Road 21 and 217th Avenue alignment Zoning/Land Use A1 (Agricultural Conservation) ME (Mineral Extraction Overlay) /A (Agricultural) Attachments · Location map Original preliminary plat · Proposed amended preliminary plat Overview On July 20th the City Council approved a preliminary plat for Barsody Hills. The plat included subdividing 92 acres into 8 single family lots. There is an existing farmstead and a single family home on the property. On the original plat the farm was included on a 30 acre parcel and the single family home was on a 12 acre parcel. The remaining 6 lots ranged in size from 4 acres to 10 acres. Access to the lots was provided by a cul de sac with a proposed right-of-way extending to the west boundary of the plat. 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425 Memo to Mayor and City Council/P 98-2 August 17, 1998 Page 2 The proposed changes include reducing the number of lots from 8 to 4, shortening the length of the cu de sac and there is no proposed extension of the right-of-way. On the amended plat, the farmstead is on a 70 acre lot and the single family home is on a 10 acre parcel. There are two lots available for development. The opportunity exists for a replating of the largest lot should the zoning code change to allow smaller lots. At that time the road would likely be extended to the edge of the plat or possibly looped through the property back to County Road 21. Background Physical characteristics The site has been mined. Characteristics of the site include wetlands, some flat areas that were part of the floor of the gravel mine, sloped areas that are a result of the reclamation process and wooded areas that have not been mined. The topography rises 60 feet from the west to the east; the west being the area that has been mined and the east area not affected by the gravel mining. The property is within the Mineral Extraction Overlay District; a gravel mining operation has been an ongoing process for many years. The mining on the majority of the property is finished and is in the process of going through the reclamation process. Some small scale gravel mining will continue in the southwest corner of the plat on the 70 acre parcel. However, access to the area that will be mined will be offof County Road 21 through the 70 acre lot. Mining traffic will not go through the subdivision. Once the mining is finished the area will go through the reclamation process. Lot Size and Access The lot sizes for the four lots are Lot 1 - 5.9 acres, Lot 2 - 3.2 acres, Lot 3 - 10 acres and Lot 4 - 70 acres. All of the lots will have frontage on the proposed cul de sac with lots I through 3 having access from the cul de sac and lot 4 utilizing an existing driveway on County Road 21. There is one 14,700 square foot outlot included with this plat. It is located on the south side of lot 4. It will be made part of an adjacent lot, not included as part of this plat, that is owned by the applicant. The proposed cul de sac is about 900 feet long. The subdivision regulations allow a maximum length of 700 feet. The longer cul de sac is needed to provide adequate frontage for the 70 acre parcel and to allow for enough \\elkriver\sys\shrdoc\planning\scott\p98-2acc.doc Memo to Mayor and City CounciYP 98-2 August 17, 1998 Page 3 frontage for a possible 5th lot at the end of the cul de sac. At the present time 3 lots will have driveways on the cul de sac. Grading and Drainage The City Engineer is reviewing the grading and drainage plan and will be available to answer questions. Planning Commission Meetin~ At the Planning Commission meeting held on July 28th, no one spoke at the public hearing. The Commission's discussion centered on what to do with a narrow strip of land along the south side of the cul de sac. The Commission was concerned that the adjacent property owner to the south would not be able to access the street because of the narrow strip of land separating the street from the adjacent property. The Commission requested the right-of- way for the street be adjusted so the property owner to the south would be able to access the proposed street. Recommendation The Planning Commission recommended the City Council approve this preliminary plat request by Dynamics Design Inc. to subdivide 92 acres into 4 single family lots with the following conditions: A developers agreement outlining the terms and conditions of the plat approval and necessary road construction be prepared and executed prior to releasing the plat for recording. 2. All the comments of the City Engineer be addressed. 3. A letter of credit in the amount of 100% of the cost of public improvements be provided prior to releasing the plat for recording. A surety bond in the amount of 25% be provided to the City upon completing public improvements for a one year period to guarantee quality of work. 5. Surface water management fee in the amount of $275.32 be paid prior to releasing the plat for recording. 6. Park dedication fee in the amount of $1300.00 be paid prior to releasing the plat for recording. \\elkriver\sys\shrdoc\planning\scott\p98-2acc.doc Memo to Mayor and City Council/P 98-2 August 17, 1998 Page 4 7. A seal coating fee to be determined by the City Engineer paid prior to releasing the plat for recording. 8. Streetlights be provided per Elk River Utilities recommendation. 9. Applicant shall obtain all necessary permits prior to any wetland disturbance. 10. Outlot A be combined with the adjacent parcel to the south. 11. Modification of the plat allow the adjacent property owner to the south east access to the cul de sac. \\elkriver\sys\shrdoc\planning\scott\p98.2acc.doc 'OC^T,O, r~ I CAO 1 ll RNer t~065 Orono P~k',vav · P,O. Box '90 E~k River..MN LOCATION MAP CAS~' p q ~_2. .i LEGEND L _JIL_ ~ 1 'i Items 6.8 - 6.10 Howard R, Green Company CONSULTING ENGINEERS August 13, 1998J- File: 800111J-0240 CONSlITI~G BIIIN[~IS Honorable Mayor and City Council City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: TROTT BROOK FARMS Dear Council members: Since the August 3, 1998 City Council meeting, when Trott BrOok Farms was first presented to the City Council, several meetings have been held with the Developer and other staff members to resolve the few remaining issues. This memo will briefly summarize the discussion regarding these various issues. A. Southwest Townhouse Area Density The one major issue at the last City Council presentation was the density of the townhouse development in the southwest corner of the plat. The original presentation by the Developer to the Planning Commission showed 156 townhouse units in this area. Staff had recommended a reduction of 12 units to the Planning Commission. The Planning Commission increased that number to 20 units with their recommendation to the City Council. Both staff and the City Council thought that a significant reduction should occur in Block 2, which is the block containing all back-to-back units. The Developer has revised his plan to show a total number of units of 142 in this area. That is a reduction of 14 units, slightly over the staff recommendation, but under the Planning Commission recommendation. Block 2 in the southwest townhouse area originally had 62 units, made up of seven 8- plexes and one 6-plex. The revised plan shows 43 units in this block, a reduction of 19 total units. The Developer has accomplished this by intermixing back-to-back units and row housing units. The total mix is currently four 8-plexes, two row houses consisting of 4 units each, and one row house consisting of 3 units. Since the total reduction in this area is 14 units, and the reduction in Block 2 is 19 units, the number of units around the perimeter has increased by 5 units. Staff believes that this revised plan meets the goals of the Planning Commission and City staff, and would recommend approval. One issue that needs clarification has arisen, based on our discussions with the Developer's engineers. Currently, all townhouse units throughout the development are shown as 2-story buildings. If the Developer were to change any of the row housing units to single-stow units, the mass of the building would increase drastically. In fact, a 4-unit, 2-stow row house, if it were converted to a 4-unit, single-stow row house, would have the same footprint as a back-to-back 8-plex. Obviously, converting any or all row housing to single story from the 2-story plan shown would drastically decrease the O:\PROJ\80011 lj\0240\111-1301 .aug.doc 1326 Energy Park Drive · St. Paul, MN 55108 · 612/644-4389 fax 612/644-9446 toll free 888/368-4389 City of Elk River August 13, 1998 Page 2 amount of green space. Therefore, staff recommends an additional condition, which would hold the mass of the townhouse units as shown in the current plan. In other words, if any of the 2-story row houses were changed to single-story units, they would have to be accompanied with a similar reduction in back-to-back units, thereby keeping the total mass of building footprint in the townhouse area the same. B. Outlot F The Developer has indicated his desire to retain ownership of Outlot F, in the northeast corner of the plat. City Council will remember that the original proposal had been that the Developer would donate this large wetland complex along with the small amount of upland area to be used as a passive park. However, the Park and Recreation Commission had indicated that no park credit would be given for this donation. The Developer has rethought his position on this issue, and has indicated that he would prefer to retain ownership of Outlot F. City staff believes this is an acceptable position by the Developer. C. Watermain Issues On August 10th, a meeting was held with the Developer, his engineers, Bruce West, Fire Chief, and Bryan Adams, General Manager of the Elk River Municipal Utilities, to discuss various watermain issues. At that meeting, a consensus was reached as to how watermain in the cul-de-sacs would be looped. A resolution to the 40-foot utility easement requirement in rear and side Iotline areas and a resolution to the overall looping of watermain through development for fire flow purposes were also reached. D. Utility Extensions City Attorney Peter Beck will be at Monday evening's City Council meeting to discuss with the City Council the issue of providing sanitary sewer and water service to this development, relative to the approval of the preliminary plat. City staff will be available Monday evening to present these various issues and answer questions on any other issues that the City Council or public may have. If you have any specific questions or information you would like available Monday evening, please call. Sincerely, Howard R. Green Company Terry J. M~drer, P.E. TJM/st Howard R, Green Company O:\PROJ\800111j\0240\111-1301.aug.doc CONSULTING ENGINEERS ORDINANCE 98-__ CITY OF ELK RIVER AN ORDINANCE AMENDING THE CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN PROPERTY FROM R1C (SINGLE FAMILY RESIDENTIAL) AND R1E (SINGLE FAMILY RESIDENTIAL) TO PUD (PLANNED UNIT DEVELOPMENT) CASE NO. ZC 97-1 The City Council of the City of Elk River does hereby ordain as follows: Section 1. The duly adopted Zoning Map of the City of Elk River is hereby amended to rezone the property described as: See Attached Exhibit A Section 2. The rezoning is being approved based on the following findings: Recently approved changes to the road network have improved transportation to warrant a rezoning. A planned unit development allows a comprehensive review of developing the property. The rezoning will be consistent with the City's Comprehensive Plan. A planned unit development allows for flexibility in subdivision design. Section 3. That this Ordinance shall take effect and be in full force from and after the date of its publication. Passed and adopted this of the City of Elk River. day of August, 1998 by the City Council ATTEST: Henry A. Duitsman, Mayor Sandra A. Peine, City Clerk f:\shrdoc\document\ordinanc\zc97-1.doc EXHIBIT A LEGAL DESCRIPTION PARCEL 1: The Southeest Ouorter of the Northwest Quarter of Section ..TS, Township $5, Range 26 and the South Half of the Northeast Ouarter of Section 35, Township ,T~, Range 26, according to the United States Government Survey thereof and situote in Sherburne Count~ Minnesota. ~ARCEL 2: The West Half of the Southeast Ouorter; the East Half of the Southwest' Quarter and the East 10 rods of the West Half of the Southwest Ouorter, in Section $5, Township :Range 26, according to the United States Government Survey thereof and situate in ~Sherburne County, Minnesota. EXCEPT THE FOLLOF4NG: That part of the above described I,~ng southwested, y of' County State Aid Highway No. A" tract 'of land in the Southwest Quarter of Section 55, Township 5~, Range 26, descnT)ed as follows:.. Beginning 1667.9 feet East of the' Southwest corner of said Section and along-the-.So~th line of Section;' 'thedce-beoring 'North 50 degrees ,~9 minutes 'west 'along-- the'center//ne of a rood a distance of 6,~5.0 feet to the point of beginning; thence .'- North $9'degrees 2I minutes East a distance of' l$$.0'feet; thence North 50 degrees 39 . - minutes :West~.o distance of' 75.0 feet; thence South ,T9 degrees 21 minutes west o distance.-. of 15~0 feet;'~ thence South 50 degrees $9 minutes East and along the center//ne of said. ' road o distance of 75.0 feet to the point of beginning, excepting $$.0 feet parallel to the centerilne of.said road being road right-~of-wa~. .... That part Of"~e~'OOove described East Half 'ofl the SOuthwest Ouorter one the East 10 rods of the West H~lf".of= the Southwest. Quarter des'cnT)ed as follows: CommenCing at the ' intersection'of.the~tangent to the centerline of County State Aid Highway N~ 12 and the" South line'of ~'aid So'uthwest Ouarte'r a distanc· of 955.58 feet west of the Southeos~ "" ' comer thereof;, thence North 50 degrees 40 minutes West along said centerline of Highway 570.58 feet to the actual'point of b~ginning of'the land to be described; thence North · $9 degrees 20 minuteS, east o distance of I65 feeC thence North O/degree 17 minutes East a distance of 56,T.21~:ifeet,· thence North 89 degrees4$ minutes West to the West line of said East 10 rods of 'the West Half'of. the Southwest Ouorteq thence South~ along said . West line to the Highway centerEne;.'thence South-50 degrees 40 minutes East along said centerline to the point of beginning. PARCEL ,7: The East Half of the Southeast Quarter in Section JS, Township JJ, Range 26, according to the United States Government Survey thereof and situate in Sherburne Count,v, Minnesota.