6.16. SR 05-20-2002Item # 6.16.
City
MEMORANDUM
TO:
FROM:
Mayor and City Council
Michele McPherso~irector of Planning
DATE: May 20, 2002
SUBJECT: Case No. P 02-07
Preliminary Plat of Nordic Hills Addition
Request
The City Council is asked to consider the preliminary plat of Nordic Hills, a 50 lot single-
family subdivision.
Attachments
· Location Map
· April 2, 2002 Letter from Sherburne County Public Works
· April 18, 2002 Memo from the City Engineer
· Preliminary Plat
· Preliminary Grading Plan
· Sanitary Sewer and Watermain Plan
Location
East of Elk Lake Road (County Road 1) at the 194th Avenue alignment (south of Nordic
Woods)
Zoning/Land Use
Rlc Single Family Residential/MR Medium Density Residential
Memo to Mayor and City Council/P 02-07
May 20, 2002
Page 2
Analysis
Overview
The applicant is requesting a preliminary plat of a single-family subdivision containing 50
lots. The subject property is gently rolling, heavily wooded with a wetland located in the
southeast corner of the property. A 70-foot street, utility and drainage easement is located
on the property, traversing the property east-west at the 194th Avenue alignment. Within
this street, utility and drainage easement is a sanitary sewer force main and a water main.
Located north of the subject is the Nordic Woods subdivision, also a single-family plat.
Layout
The plat is comprised of 50 single-family lots located on one primary street and three cul-de-
sacs. The primary entrance to the plat is the existing 194th Avenue entrance, which serves
Nordic Woods. A connection north will be made at Boston Street and at Zumbro Street.
Two cul-de-sacs will extend south.
Lot Size and Configuration
All of the lots meet the minimum lot width and depth requirements for internal and corner
lots. All lots meet the minimum lot area requirement of 11,000 square feet with the smallest
lot being Lot 14, Block 2 at 11,086 square feet, and the largest lot being Lot 29, Block 2 at
115, 273 square feet.
Grading, Drainage and Utilities
The City Engineer's memo addresses these issues.
Park and Recreation Commission Review
The Park and Recreation Commission reviewed this request at their April 10, 2002 meeting.
They recommended that cash dedication be granted and that an outlot be created between
Lots 39 and 40 in order to provide trail access to the Meadowvale School property to the
east. They also concurred with the staff recommendation that a sidewalk be constructed on
the south side of 194~h Avenue from County Road i to this trail connection. The City will
not grant cash credit for sidewalk construction, nor will cash credit be given from the trail
outlot as the area in question is unusable due to the presence of the sanitary sewer force
main and the water main.
Planning Commission Action
The Planning Commission conducted a public hearing on April 23, 2002. At the hearing,
three residents spoke. They expressed concern about wetland impacts, disagreed about the
th
need for a sidewalk on 194 Avenue, and the level of traffic on County Road 1. One
resident stated that he felt the speed was too high on County Road I in this area.
S:\PLANNING\Case Files\P 02-07 Nordic Hills\5-20CCmemo.doc
Memo to Mayor and City Council/P 02-07
May 20, 2002
Page 3
The Planning Commission voted unanimously to recommend approval of the preliminary
plat request as recommended by staff and with one additional condition regarding
compliance with the County's requirements.
Recommendation
The preliminary plat meets the standards established for the Rlc District. Staff recommends
approval of the preliminary plat with the following conditions:
1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
2. A SIDEWALK SHALL BE CONSTRUCTED ALONG THE SOUTH SIDE
OF 194TM AVENUE.
3. STREET LIGHTS SHALL BE INSTALLED AS REQUIRED BY ELK
RIVER MUNICIPAL UTILITIES.
4. A SEALCOAT FEE SHALL BE PAID PRIOR TO RELEASING THE
PLAT FOR RECORDING.
e
A LETTER OF CREDIT IN THE AMOUNT OF 100% OF THE COST OF
THE IMPROVEMENTS SHALL BE SUBMITTED PRIOR TO
RELEASING THE PLAT FOR RECORDING.
6. THE APPLICANT SHALL EXECUTE A DEVELOPER'S AGREEMENT
OUTLINING THE TERMS AND CONDITIONS OF APPROVAL.
7. THE APPLICANT SHALL PAY $300 PER UNIT TO ELK RIVER
MUNICIPAL UTILITIES FOR WATER AVAILABILITY CHARGES.
e
THE DEVELOPER WILL BE RESPONSIBLE FOR PROVIDING THE
FINAL GRADE FOR THE TRAIL OUTLOT AND ESTABLISHING
VEGETATIVE COVER.
9. THE DEVELOPER SHALL BE RESPONSIBLE FOR MARKING PARK
BOUNDARIES WITH THE CITY'S PARK BOUNDARY SIGNS.
10. THE PARK SURVEY INFORMATION SHALL BE PROVIDED IN THE
REQUIRED ELECTRONIC FORMAT.
11.
UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING
THEM ACCEPTED BY THE CITY, A WARRANTY BOND IN THE
AMOUNT OF 25% OF THE IMPROVEMENT COSTS SHALL BE
SUBMITTED TO THE CITY FOR THE PERIOD OF ONE YEAR.
12.
A SURFACE WATER MANAGEMENT FEE IN THE AMOUNT
REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID
PRIOR TO RELEASING THE PLAT FOR RECORDING.
S:\PLANNING\Case Files\P 02-07 Nordic Hills\5-20CCmemo.doc
Memo to Mayor and City Council/P 02-07
May 20, 2002
Page 4
13.
A GRADING AND EROSION CONTROL PLAN BE APPROVED BY
THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING
PERMITS.
14. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
15. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO
RELEASING THE PLAT FOR RECORDING.
16.
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
MATERIALS. STAFF SHALL INSPECT FENCING PRIOR TO
GRADING COMMENCING.
17.
THE PARK AND RECREATION COMMISSION WILL REQUIRE FOR
PARK DEDICATION PURPOSES, CASH DEDICATION TO BE PAID AT
THE RATE REQUIRED BY THE CITY PRIOR TO RELEASING THE
PLAT FOR RECORDING.
18. ALL MAILBOXES SHALL BE CLUSTERED.
19. ALL COMMENTS OF THE COUNTY PUBLIC WORKS DEPARTMENT
SHALL BE ADDRESSED.
S:\PLANNING\Case Files\P 02-07 Nordic Hills\5-20CCmemo.doc
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Location Hap +N
~ve~ Case Number: P 02-07 NORDIC HILLS
April 2, 2002
City of Elk River
Attn: Michele McPherson
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
PUBLIC
Sherb
WORKS DEPARTMENT
Rhonda F. Lewis, P.E.
425 Jackson Avenue
Elk River, MN 55330
(763) 241-7030 · 800-594-5208
RE: Nordic Hills 2"d Addition
Dear Ms. McPherson;
We have reviewed the site drawing for Nordic Hills 2"d Addition that borders CSAH 1 and accept
it as drawn. There is a curb cut for a field access approximately 850' south of 194th Avenue; the
fill material must be excavated to match the natural ground. The curb cut must be removed and
replaced to match the existing curb section. The fence along the CSAH 1 right of way must be
removed.
Sincerer,
Richard D. Corbin
Shcrburn¢ County Public Works
Howard R, Green Company
April 17, 2002
File: §t74~0J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: NORDIC HILLS ADDITION
Dear Ms. McPherson:
As requested, we have reviewed the submittal package for the proposed Nordic Hills
Addition. The submittal package was prepared by Loucks & Associates. The submittal
package did not have a date on it. The following sheets were contained in the submittal
package:
2.
3.
4.
5.
6.
7.
8.
9.
Title Sheet
Existing Conditions
Grading, Drainage, and Erosion Control Plan
Sanitary Sewer and Water Plan
Preliminary Plat
Grading, Drainage, and Erosion Control Details
Utility Details
Utility Details
Utility Details
Based on our review and comments received at the staff review meeting, we would offer
the following comments:
A. GRADING, DRAINAGE, AND EROSION CONTROL PLAN
· The centedine elevations of 194th Avenue as it extends into the development
do not seem to match the proposed contours. There appears to be some
problem where the street elevation is off. Contours appear to be lower than
the centerline elevation and the house pads appear to be too high for the
contours. This needs to be investigated and corrected. There also appears
to be a problem with the proposed versus existing contours in the northwest
comer of the property.
· There are a number of areas where the grading plan proposes to have
surface drainage terrace from one lot to the adjacent lot. This is an
unacceptable drainage pattern. The grading plan needs to be revised to
keep the side yard drainage in the prescribed drainage and utility easements
and not allow it to sheet in a terraced manner from one lot to the adjacent lot.
Ltr 4-17-02 McPherson.rev
1326 Energy Park Drive · St. Paul, MN 55108 ° 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Ms. Michele McPherson
April 17, 2002
Page Two
· No wetland delineation was submitted with the drawings. However, one of
the proposed drainage ponds appears to partially impact the wetland
boundary. A wetland delineation needs to be submitted and if there is any
impact proposed to the wetlands, the project will need to go through a
Technical Evaluation Panel.
· No drainage calculations were submitted. Detailed drainage calculations will
need to be submitted, reviewed, and approved prior to final approval of this
development. The ponds shown on the plat do not have any emergency
overflow elevations. The detailed storm drainage calculations need to include
emergency overflow elevations for the ponds and Iow point catch basins.
B. SANITARY SEWER AND WATERMAIN PLAN
· There is existing trunk sanitary sewer and watermain that cross this proposed
plat from the east to the west. There is an easement described through this
property which should line up with the proposed east-west road through the
development.
· There are a number of alignment issues with the layout of the utilities which
we can discuss directly with the Developer's engineer pdor to them preparing
detailed construction plans.
· The watermain loop that is shown between the two cul-de-sacs needs to be
HDPE pipe.
C. PRELIMINARY PLAT
Limited access needs to be provided on the plat adjacent to CSAH 1.
Easements need to be shown on the plat to encompass the proposed high
water level of the ponds and any drainage that flows outside of prescribed
drainage and utility easements.
D. GENERAL
· The required City street section is 32 feet face to face.
If you have any questions regarding these comments, please call.
Sincerely,
Howard R. Green Company
TJM:tw
Howard R, Green Company
Ltr4-17-02 McPherson.rev CONSULTING ENGINEERS
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SURVEY LEGEND - EXISTING CONDITIONS
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NORDIC
HILLS
CITY OF
ELK RIVER
MINNESOTA
CLASSIC &: CAREFREE
HOMES, INC.
NORDIC HILL~
/
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PROPOSED LEGENO
NORDIC
HILLS
CITY OF
ELK RIVER
I~11 N N £ $ 0 T A
CLASSIC & CAREFREE
HOMES, INC.
PROPOSED LEGEND
NORDIC
HILLS
Ci?¥ OF
ELK RIVER
l~ I N N E$O TA
CLASSIC & CAREFREE
HOMES. INC.
ASS~IATES