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5.1. - 5.3. PCSR 06-22-2004 Item #'s 5.1. — 5.3. J/ City of Elk River MEMORANDUM TO: Planning Commission FROM: Michele McPhersbh,Director of Planning DATE: June 22, 2004 SUBJECT: Case No.'s ZC 04-05, CU 04-I I & P 04-08 Request by Ryan Contracting for Zone Change, Conditional Use Permit and Preliminary Plat of Trout Brook Estates Request Ryan Contracting, representing Town and Country Homes, requests that the Planning Commission consider the following three request: A. Zone change from Rid Single Family Residential, to PUD Planned Unit Development Residential B. Conditional Use Permit for site plan approval of a 142-unit single family residential development C. Preliminary plat of 142 single family units and their related street corridors Attachments • Location map • June 16, 2004 Memo from Rebecca Haug, Environmental Technician regarding wetland impacts • June 17, 2004 Memo from the City Engineer • Overall Site Plan • Existing Conditions (3 sheets) • Preliminary Plat (2 sheets) • Preliminary Site and Utility Plan (2 sheets) • Preliminary Grading Plan (5 sheets) • Landscape Plan (2 sheets) • Building Elevations and Floor Plans • Revised Street Names Trout Brook Estates June 22,2004 Page 2 120-Day Rule In order to comply with Minnesota Statute 15.99, a decision on this request must be made by July 27, 2004. Existing Conditions The parcel under consideration has a land area of 115.56 acres. Located on the subject property is an existing family farmstead located in the southwest corner of the site,with access from County Road 13 (Twin Lakes Road). Also located on the site are 10 wetland complexes of varying types, most of which are Type 2 that can be characterized as predominantly grass with no open water. There are two Type 3 open water wetlands located on the site. Two of the wetlands are Type 7 wetlands,which are essentially forested. Each of these wetland complexes are associated with tree cover and shrubby underbrush. The subject parcel is bounded by County Road 13 and five large lot single-family parcels on the west,Trott Brook Farms to the south, and vacant developable sites to the east,with the exception of the Ertel parcel which contains a single family dwelling at the far north point of the site. Judicial Ditch #1 (Trott Brook) borders the east side of the development. Proposed Development The applicant is proposing a 142-unit single-family detached residential development. One of the 142 units is for the existing farmstead,which will be located on the 7.27-acre lot in the southwest corner of the site. Several streets are proposed,with two main streets through the development. Smith Drive will connect the project on the south boundary with the Trott Brook Farms development and will also provide access to the Roley property located on the east side of the plat. Becker Trail (188`"Lane) will provide the primary entry from County Road 13. The developer will be required to realign Tyler Street in order to create a 90-degree four-legged intersection. Tyler Street within the plat will parallel the residential properties on the west side and will provide subdivision opportunities for those parcels, should they chose to pursue them. Zone Change Request The applicant is requesting a change in zoning from Rld Single Family Residential to PUD Planned Unit Development. When reviewing a zone change, the Planning Commission and City Council need to evaluate the consistency of the request with the underlying land use, the consistency of the use with the proposed zoning district, and the compatibility of the requested zoning district to adjacent zoning districts. In the case of a Planned Unit Development, the City can also evaluate what the City is gaining in exchange for granting the zone change. The table below illustrates the zoning comparison of the Rid Single Family District requirements with the proposed Planned Unit Development Zoning District: S:A PLANNING\Case Files\2004\P 04-08 Trout Brook Estates\6 22 04 pc memo.doc 'flout Brook Estates June 22,2004 Page 3 Rid Single Family Planned Unit Notes Development Lot Size 14,000 sq ft 8,100 sq ft Four lots exceed 14, 000 sq ft Lot Width 90 feet 62 feet Lot Depth 140 feet 125 feet Landscaping 2 trees per lot 2 trees per lot Landscape buffer along west side, entry Park Dedication 10% (11.5 acres) 11.94 acres Need to deduct wetlands and storm pond Density 3 units/ acre 3.47 units per acre net The request to change the zoning from Rld Single Family Residential to PUD Planned Unit Development is consistent with the underlying land use designation of Medium Density Residential. It is compatible the adjacent zoning to the south, as the Trott Brook Farms is also a PUD. The proposed use of the site for single family will be compatible with proposed zoning district, the adjacent single-family uses, and with the adjacent vacant land to be developed,in all likelihood, under a Planned Unit Development District designation. Conditional Use Permit and Preliminary Plat As stated earlier, the proposal is for 141 single-family detached lots on approximately 40 developable acres. The gross density, taking into consideration wetlands and right-of-way,is 1.23 units per acre. The net density is 3.47 units per acre. Transportation The City Engineer has reviewed the transportation issues related to this plat. The applicant is providing connections to other sites via Smith Drive and an entry road to County Road 13 near the Tyler Street intersection. Staff asked the applicant to provide and has an opportunity to review the floodplain of Trott Brook,which borders the eastern edge of the plat. Staff believes that 188th Lane should be extended through the northern portion of Outlot I to provide a connection easterly to the yet undeveloped properties owned by Miske and Phoenix Enterprises. This will provide an east-west connector and alternative choices for emergency vehicles and residents to access adjacent neighborhoods. Requiring this will impact the park dedication, as Outlot I is proposed to be dedicated for park. However,if this connection is completed, a parkway-style road design should be considered. The City Engineer made other comments regarding transportation in his memo which will need to be responded to accordingly. Outlot A on the western edge of the plat separates Street C from the adjacent single-family lots to the west. Outlot A should be either utilized in its entirety for right-of-way as a portion of Street C, or should be divided amongst Lot 3- Block 1,Lot 1-Block 2, and Street C as it should not become a "spite strip" should the properties to the west chose to further subdivide. S:APLANNINGVCase Files\2004\P 04-08 Trout Brook Estates\6 22 04 pc memo.doc Trout Brook Estates June 22,2004 Page 4 Utilities, Grading. and Drainage The City Engineer addresses grading, drainage and utilities in his memo. Wetland Impacts The Technical Evaluation Panel has reviewed the wetland impact and mitigation plan submitted by the applicant. As the Commission may recall, during the review of the Tollefson proposal, there were a number of wetland impacts that would have occurred. The applicant has since reduced the impacts to an acceptable level and has provided a plan to replace the impacts at the required rate. Rebecca Haug, Environmental Technician, has submitted a review memo with conditions in this regard. Park Dedication The Parks and Recreation Commission has reviewed the preliminary plat for park dedication purposes. They have requested receipt of Outlot I located on the southern portion of the plat for park dedication. Outlot I includes portions of three wetland complexes, as well as a storm water detention pond. These areas will not be given for credit and the area not met by land dedication will be requested in cash. The Commission also requested that a number of trails be constructed through Outlot I to connect the development to a portion of the adjacent Outlot K. These trails will connect to the 6-foot wide sidewalks located along the public streets. Staff suggests that a condition of approval be that the developer constructs these trails including the wetland crossing and retaining walls as needed,at the developer's cost. If 188th Lane is extended to the easterly edge of the plat, the associated sidewalks should also be extended. Housing Types The applicant is proposing to construct single-family detached homes with attached garages. Five different structure types have been submitted for consideration, and each of the structure types have a variety of building elevations. Landscaping The applicant submitted a landscape plan providing two trees (one street and one ornamental tree) per lot. The entry at County Road 13 is heavily landscaped,as well as the westerly property line. Corner lots need a minimum of four trees total, and the landscape plan should eliminate the honey locust as a variety of tree. S:APLANNING\Case Files\2004\P 04-0H Trout Brook Estates V6 22 04 pc memo.doc Trout Brook Estates June 22,2004 Page 5 Recommendation Staff recommends that the Planning Commission recommend approval of the zone change from Rid to PUD based on the following findings: I. THE ZONING IS COMPATIBLE WITH THE UNDERLYING LAND USE OF MEDIUM DENSITY RESIDENTIAL. 2. THE PROPOSED USE IS CONSISTENT WITH THE ZONING REQUESTED. 3. THE PROPOSED ZONING IS COMPATIBLE WITH ADJACENT USES AND ZONING. Staff also recommends that the Planning Commission recommend approval of the conditional use permit and preliminary plat with the following conditions: I. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL PRIOR TO RELEASING THE PLAT FOR RECORDING. 2. SURFACE WATER MANAGEMENT FEE BE PAID IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT PRIOR TO RELEASING THE PLAT FOR RECORDING. 3. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 4. WATER ACCESSIBILTY FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID TO ELK RIVER MUNICIPAL UTILITIES PRIOR TO RELEASING THE PLAT FOR RECORDING. 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. ALL COMMENTS CONTAINED IN REBECCA HAUG'S MEMO DATED JUNE 16, 2004 SHALL BE ADDRESSED. 8. THE LETTER OF CREDIT SHALL COVER WETLAND MITIGATION. DRAINAGE EASEMENTS SHALL BE IN PLACE 5:APLANNING\Case Files\2004\P 04-08 Trout Brook Estates\6 22 04 pc memo.doc Trout Brook Estates June 22,2004 Page 6 OVER THE WETLAND AND THE WETLAND MITIGATION AREAS. 9. RESTRICTIVE COVENANTS SHALL BE RECORDED ON THE WETLAND AND THE WETLAND MITIGATION AREAS. I0.A THREE YEAR MONITORING REPORT ON THE WETLAND MITIGATION IS REQUIRED. I I.THE CITY ENGINEER'S COMMENTS OF JUNE 17, 2004 BE INCORPORATED INTO THE PLANS. 12. 188TH LANE SHALL BE EXTENDED THROUGH OUTLOT I TO THE EASTERLY EDGE OF THE PLAT AND THE DEVELOPER SHALL PAY THEIR FAIR SHARE OF THE CROSSING OF TROTT BROOK. I3.THE STREET NAMES SHALL BE REVISED AS INDICATED. 14.OUTLOT A SHALL BE PROVIDED AS RIGHT OF WAY OR SHALL BE DIVIDED AND COMBINED WITH LOT 3, BLOCK I, LOT I, BLOCK 2 AND STREET C TO AVOID CREATING A SPITE STRIP. I5.STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES I6.A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. I 7.A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. I8.ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. I9.ALL MAILBOXES BE CLUSTERED. 20.A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR RECORDING. 21.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 THE FENCING PRIOR TO GRADING COMMENCING. S:\PLANNING\Cate Files\2004\P 04-08'l out Brook Estates\6 22 04 pc memo.doc Trout Brook Estates June 22,2004 Page 7 22.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. 23.OUTLOT I SHALL BE DEDICATED AS PARK. THE DEVELOPER SHALL NOT RECEIVE PARK DEDICATION CREDIT FOR WETLANDS OR STORMWATER PONDS LOCATED IN OUTLOT I. 24.THE DEVELOPER SHALL CONSTRUCT, AT NO COST TO THE CITY THE TRAILS, RETAINING WALLS, AND WETLAND CROSSING LOCATED IN OUTLOT I. 25.ADDITIONAL TREES SHALL BE PROVIDED ON CORNER LOTS. S:APLANNINGVCase Files\2004\P 04-08 Trout Brook EstatesV6 22 04 pc memadoc I ipme 4eijouri I� 7 1 mr • / —Ill I—I 1q 16 4*--___alit laliira MI TA git,WIMMI=N. 3g r row ��3N�p SE ■■pper� O Iiiiliiili" .®M �rrnrsee�af 4 is ORM itita V 4111 I re kilta III SITE • ,, II '''o s L " � ('//^/f/ .4 41100A 4 tHI ► 1 IPI ®Hp� 1h • NI 1 tit � , 4 POJN�' i , .„.,...p, t&c±1r*WhaaaL met c uu. I V E R A 2 l—ntisgo‘i 11 r MI `141alktrPlin 4....i., Location Map t N Case Number ZC 04-05 & P 04-08 & CU 04-I 1 TROUT BROOK ESTATES R1Ver City of ">1*-. Elk River MEMORANDUM TO: Mayor & City Council FROM: Rebecca Haug, Environmental Technician K. N DATE: June 16, 2004 SUBJECT: Wetland Conservation Act Decision — Trout Brook Estates WCA 04-05 Proposal - The developer of Trout Brook Estates is proposing to fill 83,073 sq ft of Type 1, 2, and 3 wetlands for construction of public streets through the project, a stormwater pond and small portions of lots. The Technical Evaluation Panel (TEP) for the City of Elk River reviewed the proposal and found both the filling and replacement plan acceptable. The replacement plan consists of 84,000 sq ft of New Wetland Credit and 84,000 sq ft of Upland buffer. The new wetland will be created adjacent to the existing wetland on the site. A map showing the filling and replacement is attached to this memo. The TEP looked at this plat several times and worked with the developer to reduce the amount of wetland impacts. There are a number of shallow excavated channels on this property that will be filled. Since these channels have been disturbed, reed canary grass (an invasive wetland species) has taken over and the TEP determined that the wetland replacement would provide improved wetland functions and values by replacing the reed canary grass with native species. The developer also reduced and/or removed lots to avoid wetland impacts. The sizes of some building pads were reduced, a boardwalk was placed across a wetland, and retaining walls were used to reduce the impacts. FINDINGS Pioneer Engineering prepared a Wetland Replacement Plan Application for the property dated April 1, 2004. The Technical Evaluation Panel reviewed the replacement plan on April 8, 2004 and May 5, 2004. Combined notification of the proposed filling and replacement plan was mailed out to the appropriate governmental agencies on April 5, 2004. The comment period ended April 23, 2004; however. TEP comments were implemented into a revised Wetland Replacement Plan for the property. The Technical Evaluation Panel found the proposed wetland filling and wetland mitigation plan application dated June 8, 2004 acceptable under the rules of the Wetland Conservation Act with the stipulations listed below. RECOMMENDATION Staff recommends approval of the filling and mitigation plan for this project with the following stipulations: 1. A restrictive covenant and drainage and utility easement be recorded over the mitigation and buffer areas. 2. The Developer's Agreement for the project includes language that places the responsibility for the success of the wetland mitigation on the developer. 3. The letter of credit, which covers the public improvements associated with the project, also includes the cost of the mitigation work. 4. The developer submit a written monitoring report on the replacement wetlands one year after this mitigation work is completed and that this report be approved by city staff prior to the release of the portion of the letter of credit that covers the cost of the mitigation work. k -oward R Green Company June 17, 2004 File: 817255J-0240 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: TROUT BROOK ESTATES Dear Ms. McPherson: As requested, we have reviewed the information submitted for the proposed Trout Brook Estates Addition. The information was prepared by Pioneer Engineering and consisted of a 15-page set of preliminary plat, grading plan, and utility plan sheets. Also included were two pages of landscape plans and storm drainage calculations. Based on our review of the submitted information and comments received at the staff review meeting, we would offer the following comments: A. General • This development is on approximately 115 acres lying immediately north of the Trott Brook Farms development along CSAH 13. The site is known as the Becker Property. It is proposed to be divided into 141 single-family lots. The project is being proposed as a Plan Unit Development. As such, 112 of the lots are proposed to be at a narrower width, between 65 to 75 feet. • This project has been to the Technical Evaluation Panel twice. It appears that all of the changes suggested and/or required by the Technical Evaluation Panel have now been incorporated into the submittal package. B. Grading Plan • The following lots have proposed grades at the rear of the building pad, which are less than one foot above the overland overflow elevation for the pond adjacent to the lot: Lots 1, 2, and 3, Block 1; Lots 2 and 3, Block 2; Lots 1, 3, and 4, Block 3; Lots 4, 5, 6, and 8, Block 4; Lot 2, Block 6; Lots 4, 5, 7, 8, 9, 10, and 11, Block 19. • The following lots have proposed lowest floor elevations less than one foot above the normal water level of the ponds they are adjacent to: Lot 1, Block 2; Lot 1, 2, and 3, Block 4. • The following lots have proposed lowest floors less than one foot above the 100- year HWL for the ponds they are adjacent to: Lots 1, 2, 3, 4, and 5, Block 2; Lot 1, Block 3; Lot 1, 2, 3, 4, 5, and 6, Block 4; Lots 12 and 13, Block 6; Lots 1, 2, and 3, Block 9. • The following lots have driveways that appear to be greater than ten percent or less than two percent: Lots 1 and 2, Block 4; Lot 1, Block 16; Lot 7, Block 19. S:\PLANNING\Case Files\2004T 04-08 Trout Brook Estates\6 16 04 TM Memo.doc Ms. Michele McPherson June 17, 2004 Page Two • Becker Trail is shown ending in a cul-de-sac approximately 850 feet west of Trott Brook. The FEMA floodway for the portion of Trott Brook adjacent to Outlot G is relatively narrow in this area (approximately 100 feet). This appears to be a good location for a road crossing, based on the narrow floodway and relatively high ground approaching this point from the west. This could provide a potential connection between the Becker property and the Miske and Riverside Development property lying to the west. This location is approximately halfway between CSAH 13 and CSAH 12. A connection in this location would make maintenance activities and emergency vehicle access much better. Consideration should be given to providing road access in Trout Brook Estates further to the west and to require the developers to pay their fair share of the Trott Brook crossing at a future date. • The grading plan shows a ten-foot bituminous trail from the south end of Becker Trail to Outlot G, extending southerly into Trott Brook Farms, then westerly to the cul-de-sac of Street E. There are two locations where retaining walls are shown adjacent to the trail. It appears the height of the retaining walls will be approximately two to four feet. This raises various questions. Who will own and maintain these retaining walls? What kind of protection will be placed on the edge of the trail to preclude people from leaving the trail and falling off the retaining wall? The type of protection utilized should not reduce the usable width of the trail. If necessary, the trail should be widened slightly in these locations. • The grading plan should identify the top of berm elevations for the proposed ponds. This elevation must be a minimum of one foot above the one hundred year HWL for the pond. • The grading plan should show the FEMA flood elevation along the eastern edge of the proposed development. • The grading plan should show the drainage easements for the proposed ponds and wetlands. C. Street and Utility Plans • The following lots appear to be too low for the proposed sanitary sewer elevations: Lots 10 and 11, Block 19; Lots 1, 2, and 3, Block 20. • The development includes the construction of a lift station near Lot 1, Block 4; no details other than the general depth have been provided at this time. As this project proceeds to final plans and specifications, this lift station must be built in accordance with City standards. • The proposed street section shown on plans has a width of 30 feet from back of curb to back of curb. The City standard is 32 feet wide from face of curb to face of curb. The street section needs to be changed to reflect City requirement. • Watermain needs to be looped through Outlot I in the southeast corner of the development. This is the same location as the proposed road connection crossing Trott Brook to the properties to the east. • The plans show connecting to trunk watermain on Twin Lakes Road. However, that watermain is noted in the plans as to be constructed by others. This watermain loop must be constructed as part of this project by this developer. • Hydrant placement and valve location throughout the development will be reviewed in detail when final construction plans are submitted. S:\PLANNING\Case Files\2004\P 04-08 Trout Brook Estates\6 16 04 TM Memo.doc Ms. Michele McPherson June 17, 2004 Page Three • Where Becker Trail meets CSAH 13, it is offset from the current intersection of Tyler Street on the north side of CSAH 13. The developers of this project will need to realign the existing Tyler Street on the north side of Twin Lakes Road, including acquiring an easement from the property owner at that location to construct a 90-degree intersection. D. Preliminary Plat • The proposed rights-of-way for all of the streets in this development are shown as 50 feet wide rather than the 60 feet required by City ordinance. An argument can be made that this is a unique piece of property, given the amount of wetlands contained within it, and that narrower rights—of-way are necessary to allow for reasonable development of the property. However, 60 feet of rights-of- way are necessary for construction of the City required street, sidewalks, snow storage, City utilities and other smaller utilities. In order to allow a narrowing of the rights-of-way to 50 feet, there will need to be an accommodation whereby items such as sidewalks can be built in the ten-foot drainage and utility easement provided along the frontage of each individual lot. • Street B is proposed as an "eyebrow" cul-de-sac, which is not permitted by City design standards. • Many of the proposed storm drainage ponds are shown to be constructed in outlots of the development. Will this development have a homeowners association, which will be responsible for normal maintenance of these ponding areas? If not, the lots will need to be reconfigured to incorporate the storm drainage ponds within platted lots. If a homeowner's association will be responsible for normal maintenance such as grass cutting and debris pickup, then the ponding areas can be placed in the outlots. E. Storm Drainage Calculations • Generally, the storm drainage calculations appear to adequately address Elk River design standards. However, many of the NWL and HWL elevations shown in the calculations do not agree with those listed on the plans. These numbers need to be checked and corrected where necessary. • The drainage area map needs to be expanded to identify the offsite area to the north crossing under CSAH 13. This area has been included in the calculations, but not shown graphically on the map. • Some of the normal water elevations and pond outlet devices shown in the model are not the same. These details need to be reviewed and adjusted as necessary. If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company na Terry J. Maurer, P.E. 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