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5.1. PCSR 07-27-2004 Item # 5.1. J„ City Elof k River MEMORANDUM TO: Planning Commission FROM: Chris Leeseberg, Planner DATE: July 27, 2004 SUBJECT: Case No. P 04-17 Request by TLM Land Holdings for a Preliminary Plat (Belmont Estates) Request The applicant requests Preliminary Plat approval for Belmont Estates. Location South of County Road 12 at the Nixon Street alignment (west of Kliever Lake Fields) Zoning/ Land Use R1-c (Single Family Residential) / MR (Medium 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 August 27, 2004 Attachments • Location Map • July 15, 2004 Memo from the City Engineer • July 22, 2004 Memo from the City Engineer • Memo from Sherburne County • Preliminary Plat • Natural Features • Tree Preservation Plan • Landscape Plan Memo to Planning Commission/P 04-17 July 27,2004 Page 2 • Grading Plan • Utility Plan Overview The applicant is proposing a 29 lot single family development on a 14-acre parcel that will be accessed from County Road 12 on the north and from the Elk Meadows/Kliever Lake Fields subdivisions from the east at 180th Ave. The applicant submitted revised plans to address the comments in the City Engineer's memo dated July 15, 2004. However, the revised preliminary plat does not show the temporary cul- de-sacs and there are still several issues that need to be addressed: • Extending Nixon Circle to the south plat boundary • Drainage issues and calculation errors • Storm water ponds do not meet city requirements • Limited buildable area on Lot 8, Block 2 • Garage elevations lower than the street level Analysis The existing parcel has moderate topography and approximately one third of the site has trees. The proposed plat is comprised of 29 lots that range in size from .27-acres to 1.02- acres. The average lot size is approximately one third of an acre. With the exception of one lot, the lots meet the dimensional requirements for the R1-c zoning district. Staff would recommend granting a lot depth variance for Lot 2,Block 1. The Park and Recreation Commission recommended that cash for 29 lots be paid for park dedication. Access and Circulation Access to the site will be from County Road 12 on the north and also from the development to the east. Provisions for future connections to the north, south and west parcels are addressed in the City Engineer's and Sherburne County Public Works memos. Landscaping The submitted landscape plan does not comply with the ordinance requirements. The plan will need to be revised to meet the requirements. Grading. Drainage and Utilities The City Engineer's memo addresses grading, drainage and utilities. Recommendation S\PLANNINGVCase Files\2004\P 04-17 Belmont Estates\P 04-17_PC.doc Memo to Planning Commission/P 04-17 July 27,2004 Page 3 Staff recommends that the Planning Commission recommend approval of the preliminary plat of Belmont Estates with the following conditions: 1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 2. ALL COMMENTS OF SHERBURNE COUNTY SHALL BE ADDRESSED. 3. A SEALCOAT FEE SHALL BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 4. 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. 5. THE APPLICANT SHALL EXECUTE A DEVELOPER'S AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF APPROVAL. 6. PARK DEDICATION SHALL BE IN CASH FOR 29 LOTS. 7. THE PLAT SHALL COMPLY WITH THE RI-C SETBACK REQUIREMENTS. 8. A LOT DEPTH VARIANCE SHALL BE GRANTED FOR LOT 2, BLOCK 1. 9. THE LANDSCAPE PLAN SHALL BE REVISED TO MEET THE ORDINANCE REQUIREMENTS. ti:\PLANNING\Case Files\2004\P 04-17 Belmont Estates\P 04-17_PC.doc i''' � � S TRAILS LEGEND Ter� EXISTNG SIDEWALK i FUTURE SIDEWALK o00000000000uou000 O e EXISTING PAVED TRAIL a s a ■ FUTURE PAVED TRAIL <<. ��t •• , /�� FUTURE TRAIL rr , 0 I� • FUTURE WIDENED SHOULDER gat sai SS meta tab, : um "oda�lfilr"Nm Lam — –� 0,c° - — Coq �j�� • riNIER ---7;- • .„, 0 - '.N IRM� a ,; T_ A N F urw a.ar wwvsrgran'rgra=a=aaraaa tlaarapaaara�aaraaraea�.aa. O siL1SIt� O #111111.1111 , Aorr ....01 o Q � � o ,; z � )1Pc3€) rill / Ws :f i o V, N •E A WE O • O P SITE o AN f 0 o cflu• O O O O Q'' O O O O O O O d O ', .um III O Pill e Wampum 1i o o � � �p DOT PROPERTY C1~ �E'So ° :04 1 '71 f e)n����w E`w1 a Tipp. a Ai aW s r Location Map of N River Case Number: P 04-17 TLM LAND HOLDINGS I.- - 11V Howard R. Green Cor npany July 15, 2004 File: 823960J-0240 Mr. Chris Leeseberg City of Elk River 13065 Orono Parkway Elk River, Minnesota 55330 Re: Belmont Estates Preliminary Plat Review Dear Mr. Leeseberg: As requested,we have reviewed the submittal package for the Belmont Estates preliminary plat. As you are aware,this proposed development lies just west of Elk Meadows Addition, south of CSAH 12. The submittal package was prepared by Hakanson Anderson and Associates and consisted of a site development plan dated June 15, 2004 and a preliminary plat dated June 28, 2004. Based on our review and comments received at the staff review meeting,we would offer the following comments: A. Preliminary Plat • At the staff review meeting there was discussion regarding the extension of Nixon Circle to the south plat boundary. Consideration should be given to extending Nixon Circle right- of-way to the south plat boundary so that in the future when the Brown property to the south is developed,Nixon Circle can connect with Olson Circle. • In most instances, staff would recommend that a 179th Street right-of-way be continued to the west plat boundary, but given the significant difference in topography on the land lying to the west, staff does not feel this is necessary in this development. • Temporary cul-de-sacs will need to be constructed at both the south and north end of Olson Circle. According to city policy, temporary cul-de-sacs must be constructed to the same size as a permanent cul-de-sac and of the same material including curb and gutter. Therefore, easements need to be provided for construction of the temporary cul-de-sacs. These easements can be of a temporary nature which would require them to be a separate document from the preliminary plat. 2550 University Avenue West • Suite 400N • St. Paul, MN 55114 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Belmont Estates July 15,2004 Page 2 • The preliminary plat indicates Lots 1 and 2 of Block 1 will require a variance for the depth of the lot. Actually Lot 1 can be considered to have frontage on CSAH 12 and therefore, does not require a variance. Staff would recommend granting of the variance for Lot 2, Block 1. • Drainage and utility easements for the various ponding areas and utilities outside the rights-of-way are not shown on the preliminary plat. B. Grading and Drainage Plan • No drainage calculations were submitted. There is a proposed pond shown on the grading plan at the rear of Lots 6 and 7, Block 2, however, given the amount of area that drains to that pond, it appears the pond is relatively small. Also, city policy requires that ponding areas be located such that access can be achieved by maintenance personnel in the future from city rights-of-way. • It was difficult to review the grading plan because it does not show house pads on any of the lots nor the style of home or lowest floor elevations. Also, emergency overflows and other items such as spot elevations in rear yards are not shown on the grading plan at this time. • There is a significant grade break problem near the proposed ponding location on Lot 6. There is a 904 contour and then an 896 contour. • There is an existing drainage and utility easement shown in the southeast corner of the development, however,the plan indicates filling in this area. Is this drainage and utility easement for underground facilities or overland flow? • Because the project will disturb more than one acre of land, an NPDES construction permit will be required by the Minnesota Pollution Control Agency. As part of the permit, a Storm Water Pollution Prevention Plan (SWPPP) must be completed. This must be submitted for review and approval by the City of Elk River. The SWPPP should detail the anticipated pond maintenance schedule and public and private responsibilities related to this maintenance. Again,the pond location does not allow for access to perform these maintenance activities. Therefore,the pond design and locations will need to be reconfigured to allow for access from rights-of-way. C. Street and Utility • The street access to CSAH 12 will require a permit from Sherburne County. It is likely the permit,when issued,will require the construction of a right turn lane into the site. • No storm sewer calculations were submitted, so the layout of the storm sewer system cannot be reviewed at this time. • Sanitary sewer service will be provided to this site by extension of the existing sewer system from the Elk Meadows development to the east. Sewage flow will eventually go through the Kliever Lakes Fields lift station. • Water service will also be extended from the Elk Meadows development. Although the existing watermain is already looped to CSAH 12 and the watermain layout provides an internal looping in the plat, essentially all but two of the lots will be serviced from a long dead end until future loops are constructed with additional development. s:\PLANNING\Case Files\2004\P 04-17 Belmont Estates\07 15 04 Engineers ltr.doc Belmont Estates July 15,2004 Page 3 • The location of hydrants and valves will be reviewed at the time of final plan submittal. If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company / Terry J. Maurer,P.E. 5:\PL4NN]NG\Case Files\2004\P 04-17 Belmont Estates\C7 15 04 Engineers ltr.doc Howarc R. Green Corr ipany July 22, 2004 File 823960J-0240 Mr. Chris Leeseberg City of Elk River 13065 Orono Parkway Elk River, MN 55330 Re: Belmont Estates Preliminary Plat Review Dear Mr. Leeseberg: As requested, we have reviewed the revised submittal package for Belmont Estates Preliminary Plat. The revised submittal package included a preliminary plat dated 7/21/04, preliminary site development plans dated 7/21/04, storm water management plan dated June 28, 2004, and Storm Water Pollution Prevention Plan dated July 20, 2004. Prior to this submittal, preliminary plans were submitted for review. Comments from the previous submittal can be found in City Engineer, Terry Maurer's letter dated July 15, 2004. A. Grading and drainage plan • The drainage calculations submitted have numerous errors and need to be revised before they can be reviewed. For example the proposed pond near the intersection of county road 12 and Nixon Circle is shown to have a normal water level of 903.5. and the proposed elevation of Nixon Circle in this area is 903.0 or 0.5 feet below the water level. • The proposed storm water ponds near the south end of the site has not been modeled correctly in the drainage report. The report only shows one pond in this location not two as shown in the grading plan. Additionally the pond design, as shown on the grading plan, does not meet City of Elk River standards. Examples of design requirements not met in the design include maximum pond slope of 4:1, 10:1 bench at the normal water level, 10 foot wide access around the pond with a maximum cross slope of 2%, 1 foot of freeboard between the HWL and the top of the berm. The ponding should be redesigned to meet all City standards and the drainage report revised to properly model the design. 2550 University Avenue West • Suite 400N • St. Paul, MN 55114 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 • The grading and lot layout provides for very little buildable space on lot 8 block 2. • The plan should indicate normal water level and 100 yr high water level for all ponds and wetlands. • The proposed garage elevations on lots 14 and 15, Block 2 are below the street grade. • The area at the rear of lots 2 and 3, block 3 does not drain and will hold water. • A storm water pollution prevention plan (SWPPP) was included with this submittal of plans. Many of the required issues have been addressed in the SWPPP a few still need to be detailed. See the attached checklists used to review the components of the SWPPP, the items circle have not been addressed in the SWPPP. Item numbers 18 and 19 on the Storm Water Pollution Prevention Plan review Checklist must be addressed and calculations provided for review. B. Street and Utility • The previous review noted that a right turn lane from east bound County Road 12 to south bound Nixon Circle would most likely be required by Sherburne County. The revised plans show a right turn lane in this location. • No details have been provided related to the size and inverts of the proposed storm sewer If you have any questions regarding any of the comments, please fell free to call. Sincerely, Howard R. Green Company v.� John M. Anderson, P.E. N JUL 09203k � � Or- July 7, 2004 Sherburne County PUBLIC WORKS Ensaintb DEPARTMENT 13880 Highway 10 West City of Elk River Elk River. MN 55330 Attn: Scott Harlicker (763) 241-7013 • 800-594-5208 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: TLM Land Holdings Dear Mr. Harlicker; We have reviewed the proposal for TLM Land Holdings located within the City of Elk River and adjacent to CSAH 12 and offer the following comments. Access spacing on CSAH 12 is limited to 660 feet, with the approval of Nixon Circle we are creating a situation where there will be substandard spacing to the driveway for parcel 75-711-0105 (Cheney). We recommend that the developer be required to relocate this access to the proposed Nixon Circle and restore the curb cut. Access to CSAH 12 for the proposed Nixon Circle location has been discussed with Peter Raatilcka and Terry Maurer and will be approved with the following conditions: 1. Access for Nixon Circle must align with the access to the north and create a four legged intersection with CSAH 12. 2. Pay the required access permit and signage fees $850 necessary to meet our standards. 3. We require the construction of a full right turn on CSAH 12 for Nixon Circle. 4. Any proposed utility construction in our right of way will require a permit(s) from our office. The developer is responsible for all costs associated with the construction of the access and right turn lane, which includes but is not limited to the relocation and modification of catch basins and curbing. Sherburne County has 50' of right of way in fee title in this area, however this construction requirement will impact the wetland on parcel 75-002-1110 (Ruppeluis). The developer must address any issues necessary to meet our construction standards. A slope easement agreement will be necessary. If you have questions or comments call me at 763-241-7013. Sincescly, Richard D. Corbin Sherburne County Public Works Cc: Peter Raatikka, Hakanson Anderson Associates Dave Schwarting, Public Works Director Russ Heiling, Traffic Engineering . 15! 7, X h. 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