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5.3 PCSR 05-27-2014 Request for Action River To Item Number Planning Commission 5.3 Agenda Section Meeting Date Prepared by Planning Items May 27,2014 Zack Carlton,Planner I Item Description Reviewed by Request by Benzinger Properties for Preliminary Jeremy Barnhart, Deputy Director, CODD Plat Approval of Prestigious Woodland Hills Second addition Reviewed by Public Hearing, Case No. P 14-04 Action Requested Recommend,by motion,approval of the Preliminary Plat request by Benzinger Properties for Prestigious Woodland Hills Second Addition with the following conditions: 1. 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. (currently$214/residential lot) 3. All comments in the letter from the city planner dated April 23,2014,be addressed and incorporated into the plans. 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 security or warranty in a form acceptable to the city engineer will be secured. 7. A sealcoat fee in the amount to be determined by the city engineer be paid prior to releasing the plat for recording. (currently$5/foot) 8. A development plan be approved by the city engineer prior to the issuance of building permits. 9. All mailboxes be clustered. 10. 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. Background/Discussion The applicant is requesting preliminary and final plat approval for 13 single-family lots in Prestigious Woodland Hills. The preliminary plat approved in 2004 included 111 lots and the final plat included 27 buildable lots and one outlot. A second addition for 12 lots was approved in 2006. However, the developer never paid the required fees and the plat was never recorded. Since the final plat was never INATURE IEOEO OI Template Updated 4/14 recorded, the preliminary plat approval has expired.The current application is similar to the approved plat from 2006,and no significant changes are proposed. Analysis Plat The plat includes the extension of Albany Street,connecting the temporary cul-de-sac at the end of Albany Street with the temporary cul-de-sac on 196th Lane,completing block 1.Albany Circle,which currently ends in a temporary cul-de-sac,will be extended to provide access to four lots. The plat also includes a portion of 196`"Ave that is stubbed in for future access to the west.The road does not include a temporary cul-de-sac and driveways serving the adjacent lots will not be permitted until the extension of 196th Ave is completed. Drainage and Grading All runoff from the streets is directed to catch basins and storm sewers.Water is directed to a large infiltration basin located between lots three, six,and seven of block 1. Stormwater retention and infiltration requirements must meet city standards, and must be approved by the city engineer. Utilities Sanitary sewer and water mains are proposed beneath Albany Street and Albany Circle. These lines will �' p P Y Y connect with existing stubbed lines. Service connections will be provided at each lot and SAC and WAC fees will be paid by the builder when building permits are applied for. Zoning The property is located in the Ric zoning district and all lots meet the minimum size requirements for lots connected to city sewer and water. The principal and accessory structure setbacks apply to all lots in the plat. Park Dedication Park dedication will be satisfied with the dedication of land, outlot F on the preliminary plat,when the next addition is platted. Applicable Regulations Subdivision These findings are necessary for the city council approval of the preliminary plat and the final plat: 1. The proposed subdivision is consistent with the zoning regulations(article VI of this chapter)and conforms in all respects with all requirements of this Code, including the zoning regulations and this article. 2. The proposed subdivision is consistent with all applicable general and specialized city, county, and regional plans, including, but not limited to, the city's comprehensive development plan. 3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and drainage are suitable for the type and density of development and uses contemplated. 4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, erosion control and all other services,facilities and improvements otherwise required in this article. 5. The proposed subdivision will not cause substantial environmental damage. 6. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court. 7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring land. N:\Departments\Community Development\Planning\Case Files\P\P 14-04 Prestigious Woodland Hills 2nd\P 14-04 SR Woodland Hills Second PC 5-27-2014.docx 8. The proposed subdivision is not premature.A subdivision is premature if any of the following exists: a. Lack of adequate stormwater drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systems d. Lack of adequate off-site public improvements or support systems In the review of the standards for a Preliminary and Final Plat as outlined,it appears that the request is consistent with all of these standards. If denial of such a permit should occur,it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. Financial Impact None Attachments • Location Map • Comment Letter dated April 23, 2014 • Preliminary Plat received May 21, 2014 • Final Plat received May 21,2014 • Site plans received May 21, 2014 N:\Departments\Community Development\Planning\Case Files\P\P 14-04 Prestigious Woodland Hills 2nd\P 14-04 SR Woodland Hills Second PC 5-27-2014.docx 41t. •iii 4 ` .. • = a misree Jig. ii .,, A,- # 4 ill Big Toot IA ' . � 195th°l= V- \ •- - _ .. 0 c" `1'4 _,41 47 i .114.411111A.... 1 4 iti57- f* 111111.0 *Th I, 4.1 ; .... '4.:-•At 4,71;44.1 A, ,o,.:, 4.03., ,,,,, , 1.14\1°'''',.\--t.. 2. lli lk �' '• . ',Si t 4 _ > . . _ „4 +► 9 ,. es ' •% 4 IIPV i lk la _ s. 4.4 1:94th�Ln.NW r Benzinger P Elk Y Preliminary and Final Plat Case No: P I 4-04 River c_ 4�1 Elk River 131112.5 i 1rinu)Parkway i:th Itirrr,11N 55 111 April 23,2014 Jeff Benzinger VIA EMAIL: jeff@benzingerproperties.com Benninger Properties,Inc. 21301 County Road 81 Rogers,MN 55374 RE: Comment Letter, Preliminary and Final Plat-Prestigious Woodland Hills Second Addition Dear Mr.Benzinger, Staff has conducted a review of the materials submitted on March 31,2014. The following comments and recommendations are intended to bring the property in line with current city requirements and should be addressed on future plans. It is helpful to include a response letter to the comments below. Unaddressed comments will be incorporated into recommended conditions for preliminary and final plat approval. General Comments 1. A developer's agreement will need to be drafted before the final plat is released. 2. Cluster all mailboxes 3. A neighborhood meeting is recommended 4. Supply a preliminary engineering design and layout of sanitary sewer and water main for all future phases of the development. 5. If it is intended to install a drive way on 196th Avenue for Lot 1 Block 3 then a temporary cul-de-sac will be required on the east end. 6. If it is intended to install a driveway on 196th Ln for Lot 1 Block 2 then a temporary cul-de- sac will be required on the east end. Engineering 7. The Engineers estimate for the project does not include costs for street construction. 8. Sheet 1 —Reference the MnDOT 2014 standard specifications. 9. Sheet 3—Identify size,invert elevation and direction for all pipes in all sanitary sewer manholes Phone:763.635.1000 Fax: 763.635.1090 P 0 W E II E 0 0 Y www.ci.elk-river.mn.us NATURE 10. Sheet 4—Check grade of existing hydrant at cul-de-sac. It may need to be lowered so that it is within 6" from top of curb to the breakoff. o Do not connect to existing sanitary manhole. o Remove existing sanitary manhole and connect to existing pipe. 11. Sheet 5—Move and change MH1 to Station 2+00 and change to CBMH2. o Move CB 1 to station 2+00 and connect it to CBMH2. o Add note that shop drawings for all street signs shall be reviewed and approved by the City of Elk River Street Department prior to installation. 12. Sheet 7 -Development plan shall show intended final grading for all lots within the development. o Infiltration basin—see comments on drainage review o Identify and label Emergency overflow(EOF) from area around infiltration basin 13. Sheet 8—All erosion control blanket installed in public right-of-ways shall have biodegradable netting. o Install temporary rock check dam on south end of Albany Street during construction of other additional BMP's to assure no erosion from the site. o Note indicates there is a truck wash station on site. Please label location and detail the design of suck area. Drainage 14. Must provide a pretreatment devise on storm line ahead of infiltration basin. 15. Cannot use the permanent infiltration basin for temporary sedimentation during construction. 16. Drainage calculations (existing and proposed) shall use the rainfall intensities prescribed with ATLAS 14 not TP-40 17. Provide soil boring analysis and specific testing information supporting the infiltration rates used in the drainage calculations 18. Design of pond shall meet current NPDES requirements for volume and rate. This is a more stringent standard than that required during the layout of proposed pond during Phase 1. All calculations shall be supplied assuring the proposed design meets these standards. 19. Must submit a post construction Storm Water Management Plan detailing long term maintenance and responsibility for storm water facilities. It is helpful to provide a written response letter to these comments,along with revised drawings. If you have any questions I can be reached at 763.635.1035. Please address these comments by noon on May 21,2014, for inclusion in the March 27,2014,Planning Commission staff report. Sincerely, Zack Carlton,Planner I City of Elk River zcarlton @ElkRiverMN.gov 763.635.1035 p '.I i I_ i .p1 �-. I1 8 .1vn\ Iv '`\ z O / 1 1 / / - \ M•AROADALE I4 / N 1" rora'tL- .)- ----'0\1 \ 0 , \ - I T �i� R• < -1 L�i Y o� ' 4 Oa! 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