5.1. PCSR 09-28-2004 Item # 5.1.
City of
Elk
River MEMORANDUM
TO: Planning Commission
FROM: Chris Leeseberg, Planner CL
DATE: September 28, 2004
SUBJECT: Case No. P 04-18
Request for a Preliminary Plat (Windsor Meadow)
Request
Consider a request for the Preliminary Plat of Windsor Meadow.
Location
West of Windsor Park and South of Windsor Park 3`d addition.
Zoning/ Land Use
R1-a (Single Family Residential) / LR (Low Density Residential)
120 Day Rule
In order to comply with Minnesota Statute 15.99 (60 -Day Requirement), action must be
taken on this request by November 5, 2004
Attachments
• Location Map
• Memo from the City Engineer
• Aerial Photo
• Preliminary Plat
• Preliminary Grading Plan
• Preliminary Utility Plan
• Preliminary Landscape Plan
Planning Commission/P 0418
September 28,2004
Page 2
Existing Conditions
The subject property is open rolling meadow farm land with most of the westerly portion
being wetland. The site has been farmed for a number of years and there are no trees on the
site. The adjacent properties to the north and east have mature woods directly adjoining the
subject property.
Overview
The applicant is proposing a 33 lot single family cluster development on approximately 64-
acres of land. The development will be accessed from Windsor Park 3rd on the north and
from Windsor Park on the east. There is a proposed connection to the property to the
south and a cul-de-sac street (212th Avenue.) that terminates at about the mid point of the
plat.
The project will have a community septic system and individual wells. The septic system will
be located in Outlot B.
Cluster Developments
Cluster subdivisions are allowed in the Rla District on parcels 20 acres or larger and if at
least 50% of the eligible land is kept as protected open space and a community septic system
is utilized. The base density of the cluster plat is based on the underlying zoning district
density times an automatic density bonus for the community septic system.
The density calculation for this subdivision is as follows: (63.88/2.5 =25.6 lots) times the
automatic density bonus (25.6 x 1.15 = 29.38 lots). With the density bonus allowed for the
clustered subdivision the applicant is allowed 29 lots.
Additional Density Bonuses
Additional density bonuses can be achieved by meeting several standards equaling a 5%
bonus each. In this case the developer is requesting the following additional bonuses as
shown below (63.88/2.5 x 0.05 = 1.28 bonus lots). The rational for the bonuses are outlined
in the applicant's narrative.
1. Create an endowment for open space 1.28
3. Additional 10% open space 1.28
6. Lots less than 1/2 acre 1.28
Total bonus lots 3.84
Based on the bonus density calculations the additional density would result in 33 lots total
(29.38 + 3.84 = 33.22 or 33 lots).
They indicate they are meeting bonus criteria numbers 1, 3, & 6;
S:A PLANNING VCase Files\2004\P 04-18 Windsor Meadows\P 04-18_PC-092804.doc
Planning Commission/P 04-18
September 28,2004
Page 3
1. Creating an endowment to the land trust or homeowners' association where the
principle would generate sufficient annual interest to cover the conservation
easement holder's yearly costs (five percent bonus).
'
facilities, excluding golf COuT3C3 (five percent bonus).
3. Providing an additional ten percent open space above the required 50 percent
preserved eligible land. The additional ten percent open space shall be buildable area
(five percent bonus).
1. Reusing existing buildings and structures or preserving specific site featurar
inventoried by the county, city, or state historical preservation office (five percent
bonus).
5. Providing covenants to create an architectural theme to include items such as
theme, li5hti sg thci55e•and open. .,pace/eeftral i .ecting place s hall make up 2.5
percent of the density bonus and additional architectural elements shall make up 2.5
percent of the density bonus. A written narrative describing the architectural theme
shall be provided with the preliminary plat.
6. Maximum lot size one-half acre (five percent bonus).
Streets
The proposed plat has an east/west street (212`h Avenue) which connects with Windsor Park
on the east. This street will be a cul-de-sac street (212th Avenue) that terminates at about the
mid point of the plat.
A proposed street (214th Avenue) will connect to an existing street in Windsor Park 3'd on
the north side of the plat. A second north/south street (214`h Circle) with a proposed
connection to the property to the south is shown on the plat.
Landscaping
The proposed landscape plan shows two 2-inch caliper mature spruce trees per lot. This
does not meet the ordinance requirements. Each lot is to have one yard tree and one
boulevard tree (2 total per interior lot) and corner lots are to have one yard tree and one
boulevard tree per street frontage (4 total per corner lot). The City will not accept a spruce
tree as a boulevard tree, nor is it an appropriate species for the area. The boulevard trees will
need to be an overhead or ornamental tree. Oak and hackberry would be two appropriate
species for the area.
Parks and Recreation
The Parks and Recreation Commission recommended that park dedication be in the form of
cash.
Grading. Drainage and Utilities
S:A PLANNING VCase Files\2004\P 04-18 Windsor Meadows\P 04-18_PC-092804.doc
Planning Commission/P 04-18
September 28,2004
Page 4
Grading, Drainage and Utilities are addressed in the City Engineer's memo.
Recommendation
Staff recommends that the Planning Commission recommend approval of the request for 33
lots with the following conditions:
1. A DEVELOPERS AGREEMENT OUTLINING THE TERMS AND
CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF
IMPROVEMENTS BE PREPARED AND EXECUTED PRIOR TO
RELEASING THE PLAT FOR RECORDING.
2. ALL COMMENTS OF THE CITY ENGINEER BE SHALL BE
ADDRESSED.
3. A HOMEOWNER'S ASSOCIATION DOCUMENT IS PREPARED
SUBJECT TO THE CITY ATTORNEY'S REVIEW AND APPROVAL
PRIOR TO FINAL PLAT.
4. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER
UTILITIES.
5. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE
AMOUNT OF 100% OF THE COSTS OF THE PUBLIC
IMPROVEMENTS.
6. 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.
7. 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.
8. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE
CITY ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
9. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY
THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING
PERMITS.
10. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
11. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF
BUILDING PERMITS.
12. ALL MAILBOXES BE CLUSTERED.
13. ANY TREES OFF 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 CLEARING OR GRADING
COMMENCING.
14. ALL DISTURBED AREAS SHALL BE GRADED AND SEEDED.
S:APLANNINGVCase Files\2004\P 04-18 Windsor Meadows AP 0418_PC-092804.doc
Planning Commission/P 04-18
September 28,2(8)4
Page 5
15. MAINTENANCE AND OWNERSHIP OF THE OUTLOTS SHALL BE
THE RESPONSIBILITY OF THE HOMEOWNERS ASSOCIATION AND
SHALL BE INLUDED IN THE HOMEOWNERS ASSOCIATION
AGREEMENT.
16. ALL APPROPRIATE EASEMENTS SHALL BE SHOWN ON THE PLAT.
17. A REVISED LANDSCAPE PLAN SHALL BE PROVIDED TI-TAT
COMPLIES WITH THE LANDSCAPE ORDINANCE.
18. 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 TO
CONTINUE BY THE CITY.
S:\PLANNING\Case Files\2004\P 04-18 Windsor Meadows\P 04-18_PC-092804.doc
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River Case Number. P 04-18 10-24 DEVELOPERS (WINDSOR MEADOWS)
//
-ity of
Elk -�-�
River
13065 Orono Parkway
Elk River,MN 55330
September 23,2004
File: 824040J-0240
Mr. Chris Leeseberg
City of Elk River
13065 Orono Parkway
Elk River,MN 55330
RE: WINDSOR MEADOWS ADDITION
PRELIMINARY PLAT
Dear Mr. Leeseberg:
As requested,we have reviewed the submittal package for the preliminary plat of Windsor
Meadows. As you are aware this is a proposed cluster development in the northern part of
the City. The submittal package we reviewed was prepared by Bogart,Peterson&
Associates and consisted of a preliminary plat,preliminary grading and erosion control plan,
preliminaryutility plan,and preliminary landscape and lighting plan. All these documents
had a revision date of August 31,2004. Drainage calculations were also submitted and
reviewed. They contained a revision date of September 9, 2004. Based on our review,
meetings with the developer, and comments received at the staff review meeting,we would
offer the following comments:
1. The cluster project is 33 lots located on approximately 64 acres. It lies west of Windsor
Park 1n and 2nd Addition and south of Windsor Park 3rd Addition. It is connected to
Windsor Park 1n by 212th Avenue and to Windsor Park 3rd by 214th Circle. It contains
two cul-de-sacs. The first one on 212th Avenue meets the City Ordinance for maximum
length. The second cul-de-sac on 214th Circle exceeds the City Ordinance for maximum
length by approximately 200 feet but actually is a temporary cul-de-sac, as the street
right-of-way is continued to the south plat line.
2. The drainage calculations that were revised based on our review of the first set of
calculations are now approvable. They meet the City policy for both quality and rate
control.
3. The community septic system design has not been submitted at this point in time. We
have asked the developer to hold off on this as a committee of City staff members were
reviewing and revising the acceptable design for these types of systems based on
Phone:763.635.1000
Fax:763.635.1090
www.ci.elk-riyermn.us
Windsor Meadows/P 04-18
September 23,2004 Page 2
experience with the first several that have been built. The primary and secondary
disposal sites identified on the preliminary utility plan are on relatively steep slopes.
Generally,flatter slopes are more desirable for disposal sites,however,there are methods
of designing treatment facilities on slopes this steep. We will review the design when
submitted,very carefully relative to the disposal site and how the slope of the land is
handled.
4. The project will require an NPDES construction permit. As part of that permit, a Storm
Water Pollution Prevention Plan (SWPPP) will be required. The City has prepared a
generic SWPPP,which can be adopted by the developer and implemented for this
project.
5. As part of extending roads into this development from both Windsor Park In and
Windsor Park 3rd Addition,it will be the obligation of this developer to remove the
temporary cul-de-sacs at the ends of the roads in those two developments. It may be
advisable to select one of these access points as the primary point of entrance for
construction activities,both for construction of the plat infrastructure and the
construction of homes. It may be advisable to place a condition on this plat that one of
these access points literally be blocked until such time that the plat infrastructure is
completed or even beyond until the final lift of blacktop is placed,at which time it could
be opened. This will cause all of the construction traffic to access the site from one
direction.
If you have any questions regarding any of these comments,please call.
Sincerely,
e"--�dC�ilcJ
Terry/� J. 1Claurer,P.E.
City Engineer
S:\PLANNING\Case Files\2004\P 04-18 Windsor Meadows\Engineers memo2.doc
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