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6.8. SR 05-17-2004TO: FROM: DATE: SUBJECT: Item 6.8. MEMORANDUM Mayor and City Council Scott Harlicker, Senior Planne~ May 17, 2004 Case No., P 04-02 Request by S & A Family Investments for Preliminary Plat - Woodland Hills Request Consider a request by S & A Family Investments for a preliminary plat for Woodland Hills. 120-Day Rule In order to comply with the 120-day rule for action on the preliminary plat, action must be taken by May 24, 2004. Location The property is located on the east side of County Road south of the Elk River Country Club and north of Nordic Hills Zonin.q/kand Use Rlc (Single Family Residential) / MR Medium Density Residential) Attachments · Location Map · Revised Preliminary Plat · Memo from Rebecca Haug, Environmental Technician * Minutes from the April 19m Council meeting · Staff report dated April 19, 2004 Overview At the April 19th City Council meeting the Council tabled this item. After hearing public comments and listening to the applicant's presentation, the Council felt a full Council should be present when the decision is made regarding this plat. On Wednesday, May 12th staff received a revised preliminary plat for Woodland Hills. The revised plat has a 50 foot street right-of-ways for Woodland Hills Road and Zumbro Street. This will allow the homes to be located further away from the trail and the adjacent lots in Nordic Woods, and preserve additional trees in the trail buffer. The general layout of the revised plat has not changed, other than the narrower right-of-ways, from the plan presented to the Council on April 19m. Rebecca Haug, Environmental Technician and the County Forester walked the property on May 5th. Their findings are summarized in the attached memo. There is some oak wilt on the property and they recommend an on-site inspection by a private contractor. Recommendation Should the Council approve the preliminary plat, the Council should consider basing that decision of the following findings: (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. The proposed subdivision is consistent with aH 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. 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. (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. Staff recommends that approval of the preliminary plat for Woodland hills include 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. 3. THE LETTER OF CREDIT SHALL COVER WETLAND MITIGATION. DRAINAGE EASEMENTS SHALL BE IN PLACE OVER THE WETLAND AND THE WETLAND MITIGATION AREAS. 4. RESTRICTIVE COVENANTS SHALL BE RECORDED ON THE WETLAND AND THE WETLAND MITIGATION AREAS. 5. A THREE YEAR MONITORING REPORT ON THE WETLAND MITIGATION IS REQUIRED. 6. THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO THE PLANS. 7. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES 8. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS OF THE PUBLIC IMPROVEMENTS. 9. 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. 10. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 11. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 12. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 13. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 14. ALL MAILBOXES BE CLUSTERED. 15. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR RECORDING. 18. 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. 19. WATER ACCESSIBILTY FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 20. 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. 21. NO GRADING, EXCEPT FOR THE CUL DE SAC, SHALL BE ALLOWED IN THE WOODED AREA OF OUTLOT A 22. THE DEVELOPER SHALL WORK WITH THE CITY ON AN OAK WILT SUPPREESION PROGRAM. THIS PROGRAM SHALL BE APPROVED AND IN PLACE PRIOR TO ANY TREE REMOVAL. 23. OUTLOT G BE COMBINED WITH LOTS 3 AND 4, BLOCK 4 24. OUTLOT C BE ELIMINATED. 24. ALL COMMENTS CONTAINED IN REBECCA HAUG'S MEMO DATED 5/12/04 SHALL BE ADDRESSED. Should the Council deny the preliminary plat, the Council should consider basing that decision of the following findings: 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 not suitable for the type and density of development and uses contemplated. This area has been identified on the Minnesota County Biological Survey Map of Sherburne County as one of the last remaining mature samples of deciduous dry oak forests in Elk River. Because of the amount of grading required and the large number of mature trees that will be removed, the proposed subdivision will cause substantial environmental damage An option the Council could consider should the plat be denied is to ask the applicant to come back with a plat with the same number of lots but clustered on the west side of the plat. This would require substantial reduction in lot area and lot width or the use of townhouses. AW/C · I SITE] TRAILS LEGEND EXISTiNG SIDEWALK m I · I · I I I FUTURE SIDEWALK eao~a~aaaaaaeaaoo EXIS~NG PA~D ~AIL i i i i i FUTURE PAVED TRAIL eoo,:,occcc, ooc,~,cc FUTURE TRAIL ................ FUTURE W1DENED SHOULDER ....... ............ := MEAOOWVALE Case Number: Location Map WOODLAND HILLS SCOTT BREUER N MEMORANDUM TO: Scott Harlicker, Senior Planner FROM: Rebecca Haug, Environmental Assistant DATE: May ! 2, 2004 SUBJECT: Woodland Hills Development On Max: 5, 2004, Tim Edgeton, Sherburne CounU, Forester and I inspected the proposed Woodland Hills development to detect Oak Wilt. During our inspection, Oak Wilt was identified. It is reco~rnended that an on-site inspection by a private contractor who is experienced in diagnosis and control of oak wilt be completed and a plan for treatment and prevention be subnqStted to the Cit7 for consideration of action. Treatment must be conducted prior to any issuance of building permits. Barriers shall be installed along areas to be preserved prior to construction. During construction, BMPs shall be implemented to avoid wounding healthy trees and if wounding does occur, the trees must be treated with t_tee wound dressings or paints. It is also recommended that tEe developer inform new homeowners teat tee plat has Oak Wilt and has been treated for Oak Wilt. The Ci~- has developed a Disclos~e Notice that the developer may use to inform new homowners. If you have any quesdons, please feel free to contact me. Thank you. City Council Minutes Page 9 April 19, 2004 6.6. Request by Guardian Angels/Evans Place for a Conditional Use Permit and Final Plat Approval for Pullman Place Cooperative Senior Housing, Public Hearing- Case No, CU 04- 05 Senior Planner Scott Harlicker submitted the staff report. He stated that Guardian Angels is requesting a conditional use permit and final plat approval for Pullman Place. He gave an overview of the project and stated that staff would like to table this item and extend the 60 day review period in order to allow further review of the drainage plan and calculations. Mayor Iadinzing opened the public hearing. Dan Dixon, Guardian Angels Administration-Discussed the amenities of Pullman Place. Mayor Iadinzing closed the public hearing. MOVED BY COUNCILMEMBER TVEITE AND SECONDED BY COUNCILMEMBER DIETZ TO TABLE THE REQUEST FOR A CONDITIONAL USE PERMIT AND FINAL PLAT FOR PULLMAN PLACE UNTIL MAY 17, 2004 AND TO EXTEND THE 60 DAY REVIEW PERIOD. MOTION CARRIED 4-0. ~~~Request by S & A Family Investments, LLP for Preliminary. Plat Approval of Woodland ~lll~Hills, Public Hearing-C/ase No. P 04-02 Senior Planner Scott Harlicker submitted the staff report. Mr. Harlicker stated that S & A Family Investments is requesting preliminary plat approval for Woodland Hills, a proposed subdivision between Nordic Woods and the Elk River Country Club. He discussed zoning, street and lot layout, and park dedication. He stated that many trees would be cleared from the site. He discussed the Planning Commission's recommendation to deny the preliminary plat. Mayor Iadinzing opened the public hearing. Steve Parker, 19530 Albany Circle-Stated concern over the density of this plat and how it fits in with the surrounding developments. He stated that there should be selective cutting of trees due to the unique character of the property. He would like further information on where the houses are going to sit on each lot. Jim Nord, 19645 Hudson Circle-Stated he disagreed with Mr. Parker. Peter Neisis, 12879 195th Avenue-Stated concerns regarding safety, traffic, and speed limits. He stated that he would like to see a turn lane installed on County Road 1 into the new development. He is concerned about the density of the development. Steve Yoch, Attorney for S & A-Gave a presentation on why the applicant should be allowed to continue with this plat and how cooperative the developer has been with the city. He stated that the developer has gotten mixed signals from each of the Commissions on what they would like to see, such as the amount of buffer to leave between homes and the railroad trail. Jean Olson, 19516 Boston Street-Stated concerns regarding extra traffic and speeds on County Road 1. She questioned if the city had a tree preservation policy. City Council Minutes April 19, 2OO4 Page 10 Ms. Mcpherson stated that the city has drafted and considered a policy but has yet to adopt it. John Kuester, Park and Recreation Commissioner-Stated that this issue should be tabled and he would like to see the Commissions involved in discussions with the developer to work out a solution. He stated that the city should pass a tree ordinance. He stated that the city needs to be proactive instead of reactive. Bill Campbell, 1965 Elk Lake Road-Stated that S & A has been very cooperative with the city. He stated that he currently lives on the subject property and that most of the trees are oak, dying from oak wilt, and he has treated for oak wilt three times over the years. Leo Offerman, Planning Commission Representative-Stated that the subject property is not conducive to selective cutting of trees due to the elevations but that it is too unique of a property to bulldoze. He stated that the city and the developer are close to an agreement on this plat and need to work together to resolve the issues. Denise Nathy, 19533 Albany Street-Stated that she would like to be included in any future meetings between the city and the developer. She stated that her lot would be adjacent to this new plat. She stated that she has a pond on her lot and is concerned about storm drainage runoff to her pond causing flooding. She is concerned that with the way the lots are laid out in the plat the new neighbors will assume that part of the pond is on their property. She is concerned about density, safety, traffic, natural resources, and oak wilt. She stated that there is a stark contrast between her development and the newly proposed plat and she would like to see a more gradual phase to the existing neighborhood. She would also like a buffer of trees installed between the two developments. She stated that the city should consider a tree preservation ordinance. She stated that it is not suitable to have affordable housing abutting the golf course. She is also concerned about limited access in and out of the development. Mr. Maurer stated that drainage for a new plat cannot leave the site at a rate or amount greater then the rate of the site in its undeveloped state and the developer will have to meet the requirements for storm water drainage. Jeff Oxendorph 12932 195th Street-Stated concerns regarding tree removal, traffic, speed, and wildlife. He would like the plat denied and for the developer to come back with a new plat. Jim Nord-Stated that Nordic Woods has larger lots because that plat did not have to include sidewalks, trails, or park area. Mayor I~dinzing closed the public hearing. Councilmember Kuester stated that the city offers grants for treating oak wilt to residents. She stated that the city is currently working on a natural resources inventory. Councilmember Tveite stated that the characteristics of this plat are similar to what Nordic Woods looked like before it was developed. He stated that he would like to see fewer lots in the plat (97-104). He would like the lots to be similar in size where transitions occur. He stated that the developer is meeting the ordinance requirements and he appreciates all the work the developer has put into the project with the city. City Council Minutes April 19, 2004 Page 11 6.8. 6.9. 6.10. 6.11. Mayor Klinzing stated that a speed study of County Road 1 should be completed. She stated that one reason that a tree ordinance was not approved was due to a conflict with property owner rights and that it would be hard to apply it consistently. She would like to see a more reasonable number of lots in the plat. She stated that she is surprised that the developer is still working together with the city on this plat. She stated that the development fits the ordinance requirements. MOVED BY MAYOR KLINZING AND SECONDED BY COUNCILMEMBER KUESTER TO TABLE THE PRELIMINARY PLAT FOR WOODLAND HILLS UNTIL MAY 17, 2004. MOTION CARRIED 4-0. Request by Menard, Inc. for a Land Use Map Amendment to Change the Land Use of Certain Property from MR .(Medium Density Residential) to HB (Highway Business), Public Hearing- Case No. L U 04-01 Request by Menard, Inc. for a Zone Change to Rezone Certain Property. from Rlc (Single Family Residential.) to PUD .(Planned Unit Development.), Public Hearing- Case No. lC 04-02 Request by Menard, Inc. for Conditional Use Permit for Expansion of the Menard's Facility., Public Hearing- Case No. GU 04-04 Request by Menard, Inc. for Preliminary and Final Plat Approval of Menards Addition, Public Hearing- Case No, P 04-03 Senior Planner Scott Harlicker submitted the staff report. Mr. Harlicker stated that Menards is requesting a land use amendment, rezoning, conditional use permit, and preliminary and final plat in order to allow an expansion of their lumber yard, including a storage building and a garden center. He discussed land use, zoning, the proposed new layout for the garden center and the storage building, access, landscaping, and Planning Commission action. Mayor IGinzing opened the public hearing for the land use, the zone change, the conditional use permit, and the preliminary plat. Arthur Jackett, 19435 Dodge Street-Stated that he is opposed to the development. He asked about the access into the lumber yard. He is concerned about the loss of wildlife, drainage and traffic on Dodge Street. He is also concerned about screening between the building and the neighborhood. Mr. Jackett expressed concern with the speed of traffic on Dodge Avenue and felt that some stop signs should be installed. Paul Molitor, Hudson, Wisconsin (Representing Menards)-Stated that he was available to answer any questions. He stated that new trees would be installed between Menards and the neighborhood. Mayor IGinzing closed the public hearing for all items. Councilmember Kuester questioned how the trees between the neighborhood and Menards would be saved. Mr. Molitor stated that a retaining wall would be installed to separate the area before any construction on the building began. Councilmember Tveite stated that more trees are being saved with this project than would have been saved if the original plan to install homes had been completed. TO: FROM: DATE: SUBJECT: Item # MEMORANDUM Mayor and City Council Scott Harlicker, Senior Plann April 19, 2004 Case No., P 04-02 Request by S & A Family Investments for Preliminary Plat - Woodland Hills 6.7° Request Consider a request by S & A Family Investments for a preliminary plat for Woodland Hills. 120-Day Rule In order to comply with the 120-day rule for action on the preliminary plat, action must be taken by May 24, 2004. Location The property is located on the east side of County Road south of the Elk River Country Club and north of Nordic Hills Zonin.q/Land Use Rlc (Single Family Residential) / MR Medium Density Residential) Attachments · Location Map · Development Plans · Memo from the City Engineer Memo to Mayor & City, Cotmcil/P 04-02 April 19, 2004 Page 2 · Letter {rom Dick Corbin, Sherbume County Public Works · Memo from Rebecca Haug, Environmental Technician · Summary of Park and Recreation Commission and Planning Commission discussions regarding the proposed plat · Minutes from the Park and Recreation meetings 8/13/03, 9/10/03, 2/11/04 and 3/10/04 · Minutes from the Planning Commission meetings 2/24/04 and 3/23/04 · Diagrams showing views of project area from Great Northern Trail Overview Existing Con&dons The 50.95 acre site is wooded with moderate to severe topographic changes. The topography and vegetation is similar to the other adjacent developments of Nordic and Lafayette Woods. The plat abuts the Great Northern TraiJ on the east, the Elk River Country Club on the north, Nordic Woods subdivision on the south and County Road 1 on the west. There is a DNR protected stream that flows through the west side of the plat; there are also two wetlands in the same area. Preliminary. Plat The plat includes 111 single family lots and 7 outlots. The plat includes three street connections with Nordic Hills subdivision. The outlots include the following uses: Outlot A is proposed park land Oudot B is a wetland Outlot C is an unbuildable remnant Oudot D is a remnant reserved for a future lot Oudot E is a trail corridor Oudot F is a remnant to be included as part of future lots Outlot G is a stormwater pond Lot ~ Under the current zoning the minimum lot size is 11,000 square feet. The lot sizes in this plat range from 11,000 square feet to 22,600 square feet. The minimum lot width under the current zoning is 80 feet. The lot widths in this plat range from 80 feet to 163 feet. All of the lots comply with the minimum dimensional requirements of the Rlc zoning district. Ouflot G, which will be utilized for a stormwater pond, should be divided in two and combined with the two adjacent lots. Outlot C should be eliminated and combined with adjacent lots. The density of this plat, using gross acres, is 2.17 u/ac. For a comparison, the density for Lafayette Woods is 2.2 u/ac and Nordic Woods is 1.9 u/ac. If this plat were to be developed at the same density as Nordic Woods, there would be 97 lots instead of 111 as proposed. If the average density of Lafayette Woods and Nordic Woods ( 2.05 u/ac ) is applied to this plat, the applicant could create 104 lots. S:\PLANNING\Case Ffles\2004\P 04-02 Woodland Hills\P04-02cc4-19.doc Memo to Mayor & City Council/P 04-02 fit?il 19, 2004 Page 3 Street Layout A looped street system and three cul de sacs are proposed for this plat. The streets will connect with the streets in Nordic Woods at three locations: Boston Street, Albany Street and 195th Avenue. The street connections with Nordic Woods were determined when Nordic Woods was approved in 1996. Only Albany Circle was intended to remain a permanent cul de sac. There is a main entrance proposed from County Road 1 at 196th Avenue. This entrance will be opposite the entrance to Windsor Oak Hills. Standard 60 foot fight-of-ways are proposed with 32 foot wide streets. Sidewalks are also proposed throughout the plat. Traffic from this development will have access to County Road 1 at two locations, through this project via 196th Avenue or through Nordic Woods/Hills via 194th Avenue. Park and Rm*a. rion The applicant is proposing to dedicate 5.35 acres of land to meet the park dedication requirements. Under the subdivision regulations, the City can ask for up to 10% (5.1 acres) for park dedication. Oudot E, which is .15 acres, will be utilized as a trail corridor to Outlot A in Nordic Hills. Outlot A, which is 5.2 acres, is intended to provide a buffer along the railroad trail. The proposal exceeds the minknum requirements by .25-acres. From the first PUD concept through the final proposed plat, the Park and Recreation Commission has consistently stated they want a buffer parallel to the Great Northern Trail. However, staff believes that the 200-foot number is somewhat arbitrary as it was based on the original 140 lot PUD concept which provided 15% land dedication for park. The buffer width has always been based on acreage of park land under a PUD development. Under the proposed Rlc zoning, only 10% land can be asked for dedication which calculates out to an approximately 147-foot wide buffer (property line to property line). Knowing that most people using the trail will have their focus forward and in a straight line, staff provided an exhibit showing sight lines through the woods based on the intent of the trail for linear activities such as walking/running, N-line skating, biking and skiing. The average cone of vision for people is 60-degrees (~ee Cone of V/skin atr. adJv?~). With the 147- feet of parallel buffer, a 30-degree vision angle from the center of the trial will yield approximately 290 lineal feet (at an angle) of sight line buffer from property line to property line. Obviously some people will look through the woods perpendicular to the trail but the main function of the trail is a linear (moving forward) experience. The average elevation ('seeAverage Eler. mion ~) of the Great Northern Trail is 935-feet and the average elevation of the grade of the proposed lots will be 955-feet. This is a 20- foot grade separation. So an average height person will have 15-feet of heavily wooded hillside to look at below the homes, assuming that they look straight ahead and not up Staff walked the trail (in the winter with no foliage) and at several locations along its length walked, from the trail edge, 150-feet into the woods with a tape measure. Even without the foliage, it was very difiqcuk to see the staff person once they were 150-feet into the woods. S:~PLANNI~G\Case Files\2004\P 04-02 Woodland Hills\P04-02cc4-19.doc Memo to Ma.vor & City Council/P 04-02 April 19, 2004 Page 4 This section of trail falls within the Urban Service Area which allows more dense developments and as many houses (Lafayette Woods) that are visible from the trail on the east side. This secdon of trail south to County Road 1 is in an urban setting, passes by a school, a business, a well house and two urban serviced housing developments, and acts as a transition into the rural areas of city. The Commission stated they are willing to purchase the extra land. They did state that if no purchase could be negotiated, they would ask the City Council to proceed with the condemnation of park land. Either a purchase or condemnation will significantly increase the land acquisition costs. There is a concern that purchasing or condemning a narrow strip of wooded property, adjacent to a development, there is no guarantee that the trees will survive in an area that has been identified as having oak wilt. The Park and Recreation Commission also recommended to the Planning Commission that this currently zoned Rlc property probably is not suitable for a single family development as it is zoned and should be denied, citing Section 30-375(3) which states: The physical charaao~ics of the si~, including but not limited to ~w'aphy, soils, ~ susceptibility to erosion aacl siltation, susceptibility to aq~g~ ~ drab~age are not suitable for tie April 14~h Park and Recreation Commission Meeting The Park and Recreation Commission reviewed this proposed plat again at their April 14th meeting. The Commission's recommendation included the following: · The Commission still believes that this site is not appropriate for the type of development proposed. · A 125 foot buffer along the trail · Include Outlot G and Lot 4, Block 4 as part of the park dedication for a pla,vground location. Because of the grade and the need for a stormwater pond, this appears to be physically impossible. · A conservation easement be placed over the rear of the lots located on the east side of Woodland Hills Road. This increases the buffer back to 145 feet. · The proposed road to the well house be eliminated and the cul de sac in the southeast corner be shortened. For the Council's consideration, staff offers the attached drawing (P 1) which includes modifications to the plat to address the Park and Recreation Commission's recommendations. The drawing includes the following changes: · Shortened cul de sac in the southeast corner. The number of lots on the cul de sac is reduced from 4 to 3. A trail corridor is provided and the road extension to the well house has been eliminated. · An additional lot is added in the northeast corner of the plat. S:~PLANNING\Case Filesk2004\P 04-02 Woodland Hills\P04-02cc4-19.doc Memo to Mayor & City CouncS1/P 04-02 April 19, 2004 Page 5 · The layout of the lots on the east side of Woodland Hills Road is unchanged. · Outlot G and Lot 4, Block 4 as parkland. · A 30 foot conservation easement on the lots on the east side of Woodland Hills Road. Because staff believes that incorporating Ouflot G and Lot 4, Block 4 as parkland is not feasible, staff offers the a second drawing (P2) which includes the following differences from · Oudot G and Lot 4, Block 4 are not included park. · There is no additional lot added in the northeast comer of the plat. The total number of lots with shown on (P1) and (P2) is 110. E~ Issues Wetlands The plat will require crossing a DNR protected stream and fillirtg a wetland. The applicant will require a DNR permit to cross the stream and wetland mitigation will be required to replace the wetland that is filled. The applicant's wetland representative met with the TEP regarding the wetland issues. The resuks of that meeting are outlined in Rebecca Haug's memo. Trees The amount of grading required will eliminate almost all of the trees on the site. The property is currently zoned Rlc (Single Family Residential) with a minimum lot size of 11,000 square feet. Because of the topography, any development of this property as single family lots under the Rlc regulations will eliminate most of the trees on this site. The only way to preserve large areas of trees would be to rezone the property to allow town_houses, cluster the residences on the west half of the property and leave the east half undeveloped. The applicant is proposing to preserve a narrow strip of trees along the north boundary of the plat and most of the trees in Outlot A (parkland buffer). In order to limit the spread of oak wilt, the applicant should work with the City on an oak wilt suppression program. In order to reduce the number of trees removed along the Great Northern Trail. The right- of-way for woodland trails could be reduced to 50 feet, the road width could be reduced to 28 feet (with parking restrict to one side of the street) and the front yard setbacks could be reduced to 20 feet. This would allow the houses to be placed further away from the trail and reduce the amount of grading required on lots adjacent to the trail. Grading, drainage and utility issues are addressed in the City Engineer's memo. Grading is shown on portions of Oudot A. Since Oudot A is intended to meet the park dedication S:KPLANNING\Case Files\2004\P 04-02 Woodland Hills\P04-02cc4-19.doc Memo to Mayor & City Councib/P 04-02 April 19, 2004 Page 6 requirements, the grading plan should be revised to eliminate the ~ading on Oudot A, except for those areas needed for park development purposes. Planninq Commission Meefinq of February 24th At the Planning Commission meeting held on February 242, the Commission considered the applicant's requests for a zone change to PUD, a conditional use permit for the PUD and preliminary plat. Following considerable public comment from the residents of Nordic Woods and concerns raised by the Commission, the Commission tabled the requests to the March 23rd meeting. Summary. of Issues Pub/i: · · · · · Increased traffic Tree removal and the spread of oak wilt The undersized lots are not consistent with the lots in Nordic Woods Impact of drainage on creek The proposed development is too dense Czm~s/on · Project is too dense · Drainage · Tree removal and the spread of oak wilt · Increased traffic · Design standards as part of PUD · The project needed more amenities as part of PUD · Would like tree inventory and additional trees planted as part of PUD After considering the comments and concerns raised at the February 24~h meeting, the applicant has decided to withdraw his requests for a zone change to PUD and the conditional use permit for the PUD. He is moving forward with a revised conventional plat under the current Rlc (Single Family Residential) zoning. Planninq Commission Meefinq of March 25th At the Planning Commission meeting held on March 25th, two neighbors spoke at the public hearing. One neighbor was concerned about the tree loss and the other was concerned about traffic. Park and Recreation Commissioners Kuester and Niziolek also spoke against the project citing concerns about tree removal and preserving a 200 foot buffer along the Great Northern Trail. Staff and the applicant presented an alternative designs that provided a 147 foot buffer along the trail. The majority of the Commission was concerned that the property was not suitable for the type or density of development proposed by the applicant. One Commission thought S:M~LANNING\Case Files\2004\P 04-02 Woodland I-lills\P04-02cc4-19.doc Memo to Mayor & City Council/P 04-02 April 19, 2004 Page 7 the plat should be approved. He believed it complied with the Rlc standards, and that by denying the plat, the Commission is treating this plat different than the adjacent plats. The Commission voted 5 to 1 to recommend denial of the plat. Recommendation Council member Motin will not be in attendance at tonight's meeting. Approval or denial of the proposed plat for Woodland Hills can be by a simple majority. However, if the Council is tied 2:2 regarding a decision on this plat, staff recommends that the Council table this item. The Planning Commission recommended denial of the preliminary plat for Woodland Hills based on the following findings: 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 not suitable for the type and density of development and uses contemplated. o Because of the amount of grading required and the large number of mature trees that will be removed, the proposed subdivision will cause substantial environmental damage Should the Council approve the preliminary plat, the Council should consider basing that decision of the following findings: The proposed subdivision is consistent wkh 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 artide. (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. S:KPL)dN'NING\Case Files\2004kP 04-02 Woodland Hills\P04-02cc4-19.doc Memo to Mayor 8: City Coundl/P 04-02 April 19, 2004 Page It (7) The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring land. (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. Staff recommends that approval of the preliminary plat for Woodland hills include the following conditions: 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. THE LEI'I'ER OF CREDIT SHALL COVER WETLAND MITIGATION. DRAINAGE EASEMENTS SHALL BE IN PLACE OVER THE WETLAND AND THE WETLAND MITIGATION AREAS. 4. RESTRICTIVE COVENANTS SHALL BE RECORDED ON THE WETLAND AND THE WETLAND MITIGATION AREAS. 5. A THREE YEAR MONITORING REPORT ON THE WETLAND MITIGATION IS REQUIRED. 6. THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO THE PLANS. 7. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES 8. A LE'rrER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS OF THE PUBLIC IMPROVEMENTS. 10. 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 SUBMI'rrED TO THE CITY FOR THE PERIOD OF ONE YEAR. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 12. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 13. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. S:M~LANNING\Case Files\2004\P 04-02 Woodland HillsM)04-02cc4'19-doc Memo to Mayor & City Council/P 04-02 April 19, 2004 Page 9 14. ALL MAILBOXES BE CLUSTERED. 15. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR RECORDING. 18. 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. WATER ACCESSIBILTY FEES IN THE AMOUNT DETERMINED BY THE cITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 20. 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. 21. NO GRADING, EXCEPT FOR THE CUL DE SAC, SHALL BE ALLOWED IN THE WOODED AREA OF OUTLOT A 22. THE DEVELOPER SHALL WORK WITH THE CITY ON AN OAK WILT SUPPREESION PROGRAM. THIS PROGRAM SHALL BE APPROVED AND IN PLACE PRIOR TO ANY TREE REMOVAL. 23. OUTLOT G BE COMBINED WITH LOTS 3 AND 4, BLOCK 4 24. OUTLOT C BE ELIMINATED. Should the Council deny the preliminary plat, the Council should consider basing that decision of the following findings: 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 not suitable for the type and density of development and uses contemplated. This area has been identified on the Minnesota County Biological Survey Map of Sherbume County as one of the last remaining mature samples of deciduous dry oak forests in Elk River. Because of the amount of grading required and the large number of mature trees that will be removed, the proposed subdivision will cause substantial environmental damage An option the Council could consider should the plat be denied is to ask the applicant to come back with a plat with the same number of lots but clustered on the west side of the plat. This would require substantial reduction in lot area and lot wi&h or the use of townhouses. S :XPLANNING\Case Files\2004\P 04-02 Woodland Hills\P04-02cc4-19.doc AW/C SITEI I I I TRAILS LEGEND EXIS~NG SIDEWALK i i i i i i i i FUTURE SIDEWALK ~oooooooooooooo~:oo EXISTING PAVED TRAIL ~i i. i. FU~RE PA~D ~AIL FU~RE ~AIL ................ FU~RE ~DENED SHOULDER .......... MEADO~ALE l~iver Case Number: Location Map WOODLAND HILL~ SCOTT BREUER N oward R, Green Qompany February 16, 2004 File: 812540J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: WOODLAND HILLS ADDITION Dear Mr. Harlicker: As requested, we have reviewed the submittal package for the Woodland Hills development. As you are aware, this is the site for east of CSAH I and west of the abandoned railroad trail lying just north of the Nordic Woods development and just south of the Elk River Country Club. The site is proposed to be divided into 135 lots. Frontages of the lots will vary but are as small as 60 feet. Based upon our review, comments received at the staff review meeting, Technical Evaluation Panel (TEP) meeting, and meetings with the developer and his representatives, we would offer the following comments: -, A. Grading · The site is heavily wooded and rolling terrain. The existing conditions drawing shows a series of peaks and valleys ranging from lows of approximate elevation 916 to highs of approximate elevation 975. Given the rolling nature of the topography and the development proposal, which calls for smaller lots than typically required by the City ordinance, the site will essentially be mass graded and all trees will be removed. The one area of exception is Outlot A, which is approximately seven acres in size and runs north and south along the east boundary of the plat to provide a buffer to the railroad trail. · There are areas where the grading goes out of the plat limits in the northwest corner of the development into the Bill and Joan Campbell property. It will be necessary for the developer to acquire permission and/or ownership of this property to do the grading outside of plat boundary. · There are no emergency overflow elevations and/or flow patterns shown from Iow points in the street or from the detention ponds on the site. · There are a few backyards that are relatively steep and do not provide the required flat area outside of the building pad prior to sloping away. These can be discussed with the developer's engineer after the Planning Commission and/or City Council comment on the overall concept. Ltr-021604-H arlicker, doc 2550 University Avenue West · Suite 400N · St. Paul, MN 55114 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Mr. Scott Harlicker February 16, 2004 Page Two B. Drainage Calculations The general concept of the drainage calculations is to collect storm runoff, provide quality and quantity control in a series of detention ponds, and then outlet at predevelopment conditions in one of three directions: Either to the south, through the existing wetland complex on the School District property; to the south and west, through the series of ponds in the Nordic Woods development, which ultimately outlet to Ditch 31' and finally, directly west into Ditch 31. There was discussion at the TEP, and an answer will be Coming forth whether or not a two-tiered pond system will be required for the drainage area that outlets directly into Ditch 31 because of its protected water status. The ponding area located in the rear lots of Block 7 needS to have an identified means of access, which appears to be through the rear of Lot 10. This area should be called out on the plan and an additional easement document provided after the plat is filed, showing access across that lot so that the eventual owner of Lot 10 will have knowledge of the use of their property for pond access and will understand that no structures and/or landscaping may be placed in this area. The specific comments we have on the drainage calculations are as follows: > Submit'all drainage calculations whether they show any runoff or not. >- The curb numbers (CN) for the existing subcatchments seem Iow. The CN of 25 should be raised to a CN of 35. > The Time and Concentration (Tc) value shown for the existing subcatchments seems high. Sheet flow was used for the entire runoff calculation on some of the subcatchments. The 300 lineal feet maximum sheet flow length is not always applicable for the Tc calculation due to steep slopes and/or swales formed in the drainage area. Shallow concentrated flow or channel flow may be more appropriate. Reevaluate the Tc calculations to be sure that the Tc is accurately modeled. >- The hydrologic soil group was shown as an "A" after development. We believe that this will change when lots are developed and topsoil along with irrigation systems in many ?¢ses are used in the development of the I,ots. > Submit storm sewer tabulation and calculations when complete. > Block 6 shows a'highpoint in the back of several lots with approximately 4:1 slopes toward the houses. >- Block 7, Lots 8, 9, 10, 11, and 12 are alt showing a lower level house elevation that is lower than the required elevation in relationship to the HWL of the pond. These houses should have an elevation one foot higher than the 100-year HWL of the pond. > The grading from Lot 1, Block 1 down to Pond B shows the disturbance of a delineated wetland. This item will need to be taken up with the TEP. > Land locked ponds with no outlet must be modeled for back-to-back 100-year storm events or the ten-day snow melt, whichever is greater. The area intake located in Block 2 behind Lots 10 and 11 should be modeled as a pond to determine how much ponding will take place during the 2, 10, and 100-year storm events. The same issue applies for the intake located in Block 7 between Lots 41, 42, and 43. Ltr-021604-Harlicker.doc Mr. Scott Harlicker February 16, 2004 Page Three C. Wetland Issues This plat was before the TEP on Tuesday, February 10, 2004. A wetland delineation was submitted, prepared by Kjolhaug Environmental Services Company. No final decision was made by the TEP at the meeting. However, the discussion centered on a few main points as follows: · Should the detention pond prior to outletting to Ditch 31 be a two-celled pond to provide a greater level of treatment for the protected water? · The TEP did not particularly care for the area shown as wetland mitigation. The area caused significant steepness in_the rear yards of lots in Block 8 and called for a retaining wall that is both potentially a safety hazard in its proximity to the public roadway and the four lots in Block 8. · A suggestion was made and discussed at the TEP that the four lots in Block 8 be eliminated, and the detention pond located north of 196th Avenue be relocated into the former Block 8. The TEP felt that this would provide an opportunity to flatten the grades in this area, potentially eliminating the need for the retaining wall, and also provide the storm water pond outlet a area of wetland to flow through before reaching the protected waters of Ditch 31. D. Street and Utility Plan · The water system in Woodland Hills needs to connect to the existing water located under CSAH 1 near the entrance. · The watermain in Albany Circle and Woodland Court cul-de-sacs needs to be looped in accordance with City design criteria. · Provisions need to be made for future looping of watermain off of 196th Avenue into the Campbell property when that area develops into the cul-de-sac shown as a "ghost" plat. · Any remnants of temporary cul-de-sacs on Albany Street, Boston Street and 195t" Avenue in the Nordic Woods development need to be removed when the connections are made. · A temporary cul-de-sac needs to be provided on the end of Campbell Circle in accordance with the City design criteria. It will be necessary to get permission from the Campbells for this temporary cul-de-sac or eliminate lots in the development to provide room for it. · The driveway to the Campbell's home off of CSAH 1 should be relocated to access onto Campbell Ddve and the access point on CSAH 1 eliminated. · There is a trail system shown in the southeast corner of the plat through Outlot A. This trail system needs to be built to a ten-ton standard ten feet wide in order to provide access for the Elk River Municipal Utilities to their well and treatment facility located just off the plat in the southeast corner. · The proposed plat is showing 50-foot rights-of-way, based on the design standard of the smaller lots and specific home styles. Sidewalk should be constructed in the drainage and utility easement outside of the 50-foot right-of-way in order to provide a large enough boulevard for snow storage, signing, and fire hydrants. This will Ltr-021604-Harlicker. doc Mr. Scott Harlicker February 16, 2004 Page Four require a specific sidewalk easement to be granted in the appropriate locations after the plat is filed. · Staff is still reviewing the access point onto CSAH 1. Consideration is being given to widening the access point to provide for three lanes of traffic: One coming in and two exiting - a left and through lane, and a right turn lane. E. Miscellaneous · Lot 1 and 2, Block 1, require a portion of the Campbell property. It will be necessary for the developer to gain ownership of this land pdor to proceeding with the final plat. · The City is in the process of developing a specific Storm Water Pollution Prevention Program (SWPPP) relative to erosion and sediment control in new development. The developer of Woodland Hills will need to follow the provision of the City's SWPPP in proceeding with this development. If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company Terry J. ~aurer, P.E. TJM:sw Ltr-021604-Harticker.doc February 4, 2004 City of Elk River Attn: Scott Harlicker 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: Woodland Hills PUBLIC WORKS DEPARTMENT Sherb ~3880 Highway ~ 0 West E/k River, MN 55330 (763) 241-7013. 800-594-5208 Dear Mr. Harlicker; We have reviewed the proposal for Woodland Hills located in the City of Elk River and adjacent to CSAH 1 and offer the following comments. Access to CSAH 1 will be approved for the proposed 196th Avenue NW with the following' conditions: 1. Access for 196th Av'enue NW must alig-n with the access to the west and create a four legged intersection at CSAH 1. 2. Pay the required permit and sig-nage fees $850 necessary to meet our standards. 3. We require the construction of a full right turn on CSAH 1 for 196th Avenue. 4. We require that the existing right of way (highway easement) along CSAH 1 be dedicated in fee title to Sherburne County. 5. Any proposed utility construction in our right of way will require a permit from our office. The developer is responsible for all costs associated with the construction of the access and right turn lane, which includes but is not limited to, relocation of the trail, modification of the storm sewer system, removal and replacement of Curbing and turf establishment. Construction of the turn lane and trail must match our typical sections as defined in our project 71-601-15. If you have questions or comments call me at 763-241-7013. Sincerely, Richard D. Corbin Sherburne County Public Works Cc' Scott Breuer, Developer Martin P. Campion, Otto Associates Dave Schwarting, Public Works Director Russ Heiling, Traffic Engineering River 13065 0rono Parkway Elk River, MN 55330 TO' FROM' DATE: SUBJECT: MEMO KANrD U'M' Mayor and City Council Rebecca Haug, Environmental Technician March !5, 2004 Wetland Conservation Act Decisions- Woodland Hills, WCA (12-04 Proposal - The developer of Woodland Hills is proposing to fill 1,092 square feet of a Type 1 wetland in a single location to accommodate the road for the plat. It is the only way to access tl~e plat. The' Technical Evaluation Panel (TEP) for the City of Elk River rex/iewed the proposal and ~bund both the filling and replacement plan acceptable. The replacement plan consists of 1.850 square feet of New Wetland Credit and 1,$ 50 square feet of Public Value Credits (Upland buffer). The new wetland will be created adjacent to an existing wetland on the site. A map showing the filling and replacement is attached to this memo. FLNDINGS Kjoihaug Envirom:aental Services Company prepared a YVetland Delineation Report for the property dated, September 22, 2003. The Technical Evaluation Panel reviewed ~e delineation and ~e replacement plan on F&ra~ 10, The Tec~icaI Evaluation Panel reviewed the delineation and the revised replacement plan on March 11, 2004 Combined notification of the proposed filling and replacement pl~ was handed out at ~e TEP meeting to the appropriate gov<=:aental agencies on Feb~maU 10, 2004 and mailed to those not in attendance on Febmau 10, 2004. The comment period ended Max'ch 3, 2003 and no negative comments were received. The Tecb~.icaI Evaluation Panel found the proposed wetland filling and wetland mitigation plan application dated, February 9, 2004, acceptable under the rules of ~he %'etland Conservation Act w/th rite stipulations listed below. Phone: 763.635.1000 Fax: 763.635.1090 www.c~.etk-river, mn.us RE CObIMENDAT~ONS Staff recommends approval of the filling and mitigation plan for this project with the fo!lowing stipulations' 1.. A restrictive covenant and drainage and utiliU' easement be recorded over the mitigation and buffer areas. 2. The Developer's Agreement for the project i~cludes Ia~tguage that places the resp.onsibiliU' 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 citl,,' staff prior to the release of the letter of credit. Date [Meeting Recommendation , August 13, 2003 Park & Kec -Proposed 140 lot PUD concept plan was presented which (review) had approx. 7 ~A acres of pax'k land (wki& would work out to an area 250-feet in width outside of and parallel to the Great Northern Trail fight-of-way on the east side of the plat). -The Commissions consensus was to maintain a green corr/dor along trail, they recommended approx. 250-feet parallel to trail based on the 7 ~,5 acres. September 9, 2003 Planning -Two o~er workshop meetings were held prior to dais date. Commission The Commission asked for different options. (workshop) -Applicant presented 3 options: lot PUD (optio A) 113 Rl-c Plat (Option B) 1!7 lot PUD (Option C) -The Commissions consensus was they preferred the 140 lot PDT) because of the possibility of different priced units (affordability) and the additional park land. They gave applicant direction to condnue with the 140 lot density PUD with maybe a mb: of twin homes located along the north property line and/or at comer lots. September 10, 2004 Pa2-k ~ Rec -The Comm/ssions consensus again was to maintain a 200- (review) foot wide buffer (tb2s width was based on the .now roughly 7-acres of park land in the proposed PUD) -Although the Planning Conxnission preferred the 140 lot PUD, the Park & Rec did not prefer that layout. _ February 11, 2004 Park & Rec -The 'applicant was getting different direction from the two Meeting Commissions and decided to continue with the direction ~ven by the Planning Commission. -Park & Rec sdI1 asked for the 200-foot wide buffer (property line to property line) based on the number deri~ed from the ori~nal 140 1Or PUD February 24, 2004 Planning -Staff presented the 135 lot PUD Commission -6.9 acres of park land was proposed which var/ed in width Meeting, from 85-feet to 290-feet. Public -Many area residents spoke at the public hear/rig of their Hearing objections to the plat based on too many homes and loss of trees. -Suggestions were made to have a cluster development closer to County Road 1 with significandy less lots. -Consensus of the Commission was d'tis 135 lot PUD was now too many lots. -Commission ageed that PUD was appropriate but with less lots. -Request was tabled to advertise for CUP and ~o resolve ] drainage issues. March 10, 2004 -App]J. cant 'wi~dzaws PLTD smd ~ appiicanons and proceeds fom'~d with cra'rent !R. lc ZOn~g. March 10, 2004 Park & Aec -The Commission was updated on the revised 111 lot plan. (update) -The Commission s:21 asked for ~e 200-foot wide buffer (property line to property line) based on the number derived from the original 1'~0 lot PUD. -The Commission is willing to work wkh applicant to pm'chase the 1.89 acres they desire or if needed, ask the Council to condemn the land. -The Commission also discussed City Code Section 30- 375(3) which discussed appropriateness of the site for development. March 23, 2004 Planning -Staff, in the akernoon prior to the meeting, wo&ed with Commission applicant on a design that provided a parallel buffer that is Meeting, 147-feet wide (10% land dedication). Both staff and Public applicant felt the design was a fair compromise as it did Hearing provide 200-feet of buffer from trail edge to the back of lots. -Staff presented the 111 lot plat that is in compliance with the current tKlc district. -The Commissions consensus was the site was .not suitable for due level of deve2opment and a more creative Rlc layout can be achieved with less impact on the environment. -The Rlc plat request was recommended for denial based on the fact that the physical characteristics of the site are not suitable for the type and density of development and k wzll cause substantial environmental damage with the loss of trees. April 14, 2004 Park & Rec -Asked to reaffirm their recommendation. (update) -Commission still believes the ske is not appropriate for a development of this nature. -Discussion centered on playgound location and that it would be best in the clearing of Lot-4, Block-4 & Oudot G. (this appears to be physically not possible) -To compensate lost lots, allow lots (out of buffer) at horde end of proposed park. -They realize the buffer would be now less than the 147- feet but suggested a 20' conse~adon easement over the rear setback of the lots adjacent to the buffer. -Suggested multiple other considerations April 19, 2004 'City -The applicant is b~4nging fo~ard the ori=4nal submitted Council 1Klc layout that was presented to Planning Commission on Meeting March 23, 2004. -Again the plat has 5.35 acres of park land (which exceeds the park dedication by .25 acres) varies in widd2 from $5- feet to 290-feet. -Once the applicant gets clear direction from the Council, he will work with staff to design a parallel buffer that meets park dedication. 21 22 7 8 9 5TH AVE. N.~. ~ 2O 4 3 19 18 17 16 15 14 13 7 10 11 12 4 5 6 7 10 N.W. CONSERVATION EASEMENT (NOT CUT AREA) PARK LAND N89'G7'11'E 1105,59 WOODLAND HILLS PLAT PARK & REC RECOMMENDATION (FROM 4/I4/2004) DATE: 4-/19/2004 DRAWN C~L Pl 21 22 6 ~ 7 5TH AVE. N.~ ~ 2O CONSERVATION £ASEMENT (NOT CUT AREA) 3 2 ~9 ~8 17 16 ~5 14 9 10 11 ~2 4 5 6 7 38 ~0 WOODLAND HILLS PLAT STAFF RECOMMENDATION (FROM 4/14/2004) IOAT~: 4-//19/2004 DRAWN BY: CML ~---~:: - NOT TO $CAL£ P2 March 23, 2004 5.3. Request by S & A F~ii¥ L-~vestments. LT.~,P for PrelhTEn~v Pla~ Approval of l-Ells, PubL(c l-Iearin§ - Case No. P 04-02 The staff repor~ for this kern was presented by Senior Plarmer Sco~ t-{arlicker. S & A Family Investments requests preliminary plat approval for Woodland I-q_ills to subdivide 50.95 acres into 111 single famiiy lots arm 7 ou~ot$. Mr. ~--~ar]J. cker reviewed access and street cormections, sidewalk locations, street layout, landscaping, and park dedication requirements. Mr. Harlicker then reviewed the findings from the Subdivision OrdSz~ance for approval of the preliminary plat. Commissioner ,~aderson asked what was the purpose of Outlot G. Mr. Harlic~er stated that it is a drainage area vehick will be split and added to the adjacent lots. Chair Ropp asked for clarification on the condemnation proposed by the Park and Recreation Commission. Director of Plating Michele McPherson explained that 1.89 acres above and beyond the 10 percent land dedication would be required in order to maintain a 200-foot buffer. The Park and tLecreatlon Commission is recommending that the City negotiate the sale of this property at a fair market price, and if no agreement can be reach, that the City proceed with condemnation of the 1.89 acres. Mr. Harlicker explained the · difference between the two buffer layouts and distances from property line to property line along the buffer zone. Commissioner Anderson asked what the purpose of Outlot C would be. Mr. Harlicker stated that the parcel is not large enough for a lot and wouM need to be combined with the adjacent lot. Chair Ropp opened the public hearing. Scott Breuer, representing the applicants, referenced the Park and Recreation memo dated September 10, 2003 regardSmg the buffer being between the homes and the trail. Fie explained that widths of the proposed buffer along the east property line in both the submitted pr?posal and a modified plan. Fie stated that they are willing to make the buffer work, but that it will require them to be more creative in the home designs. Commissioner Anderson asked Lf the buffer is measured from the =ail or from the property line. Mr. Breuer stated that the buffer zone is measured from the property line. Commissioner Anderson asked ff Mr. Breuer 'l~aew where the homes wS]l be located on each lot at t~s time. Mr. Breuer stated yes, that the grading plan shows the potential house pad locations. Commissioner Offerman asked for clarifica6on on the differences between the two plans. Ma'. Breuer explained. Mr. l-ffarlicker noted that there is no difference in the total number of lots, just in the location of the lots. John Kuester, representing the Park and Recreation Commission, stated teat the Park and Recreation Commission is willing to purchase the additional property in order to achieve a 200-foot buffer, but that they have recommended conderrmation if negations are not successful, life stated that the Commission has concerns regard~g the densiV, deforestation and elevations, and that the Commission does not feel this property is suitable for the scale o£ development proposed by the applicant and recommends that the Plmming Commission recommend denial. T~e ?lanrda§ Commission ~~&~T ?a§e5 Mard2 23, 2004 Jim Nord, 19165 Hudson Circle, joint applicant, stated that he did not feel they should be held to any higker standards than other develo?ers of wooded properties have been such as Lafayette Woods. He stated daat kn 1993, his fan41y granted a 70-foot ur21i~/easement to the City which was clear-cut by the City. _ Steve Parker, 19530 Albany Circle, stated that he feels it w/il be a disaster to develop the property as proposed and did not see w~v the City was willing to ~ve up such a valuable resol.lrce. Nell Christy, 19488 Boston Street, expressed his concern for traffic and the narrow street width. City Eng4meer Terry Maurer explained daat the streets w/11 be the same width as those in Nordic Hills and Nordic Woods. He mated that the developer of Nordic Ii/tls requested to t~ave the widened street access and median at County Road 1; k was not a requirement of the City. The City agreed to allow the access and he anticipated that a smailar access would be done for Woodland It/Ils. Mike Niziolek, 12275 Rush Circle, representing the Park and Recreation Commission, stated that he feels this is a priceless opportunity to save a significant forest. There being no further public comment, Chair Ropp closed the public hearing. Commissioner Anderson stated that even though this proposal is tess dense than the previous proposal, he still felt there would be a significant impact to the environment of the area. He stated that he will vote to oppose the plat because of the physical characteristics of the property, including dae trees, vegetation, and topography. He stated that he felt the developed should be able to come up with a more creadve plan wire less/mpact on the environment. Commissioner Stevens stated that he concurred with Corr2missioner A~nderson's comments. He did not feel the site was s~tab!e for the level of development being proposed. He stated that the developer needs to work around the topography and try to maintain the env/ronmental characteristics. Commissioner Stevens stated that preservation of trees should go beyond a 200-foot buffer. Commissioner Ropp stated that he concurred that the site is not suitable for the density proposed. He stated that the topography of the site will be changed entirety and that he is not in favor of approving the request. MOVED BY COMMISSIONER STEVENS AND SECONDED BY COMMISSIONER CURTIS TO RECOMMEND DENIAL OF THE REQUEST BY S & A FAMILY INVESTMENTS FOR PRELIMINARY PLAT APPROVAL OF WOODLaxND HILLS, CASE NO. P 04-02, BASED ON THE FOLLOWING FINDINGS: THE PHYSICAL CHARACTERISTICS OF THE SITE, INCLUDLNG BUT NOT LIMITED TO TOPOGRAPHY, SOILS, VEGETATION, SUSCEPTIBILITY TO EROSION AND SILTATION, SUSCEPTIBILITY TO FLOODING, ANT) DRAZNAGE A_RE NOT SUIT)d3LE FOR THE T2TE AND DENSITY OF DEVELOPMENT AND USES CONTEMPL{TED. 2. BECAUSE OF THE AMOUNT OF GRADING REQUIRED ,~ND THE LARGE NUMBER OF MATURE TREES TI-L~T WILL BE REMOVED, THE 23, 2004 PROPOSED SUBDMS!ON WILL C~USE SUBSTAIN'TIAL ENWIRON-MENT~L DAMAGE. ?a§e 6 5.4, 5.5. 5.6. 5.7. THE MOTION C~a~RIED 5-1. Commissioner Lemke opposed. (~ques~ by Menard, Inc. for a Land Use Map .~nendment to Change the Land Use of / Property from M2K (Medium Densiw Residential) to H]3 (Highway Business), Pub~l~ He~ - Case No. LU 04-01 tKequestNi~y Menard. Inc. for a Zone Chan~e to Rezone Certain Properv7 zarom Ric (~gle Fanttily Re~dendal) to PUD (Plarmed Unit-Development), Public Hearing - Case Jo. ZC 04-02 k / In . Con on Use Pe t for an E× sio of FaJ~liV' P:ablic H~§- Case N°' CU 04-04 / Request b~ NIenard, J_n~,. for PrelLmin~ Plat Approval of Menards A~ition, Public Hearing -_ Cas___¢ N4~. P 04-0_3 k Senior Planner Scott HartickL~explained that Menard, Inc. is a land use amendment, rezoning, condido~al use permit and pre~ irnin ar in order to allow an expansion of their lumber yard, ~r~luding a 67,700 square t 9~ storage building and a covered garden center. Menards w]~kbe purchasin.~ [~'A of H2lside Estates 10~h Addition, and adding a strip of Lot 1,~lock 1 N ~ac. ( ~o~ sing an< replatdng them wi~ the e~sting lot as Menards AddidO~ Mr. Harlicker reviewed the e.-dsting land use'*~ad and the unpacts of the proposed land use and zone change. He then 67,773 square foot warehouse/storage building, canopy for the center, relocation of the emergency access, and construction of a new public yard. He noted that additional landscaping will be planted be modified to accommodate the new Mr. Harlicker noted that there are no significant lssues the plat and requirements were previously satisfied with the plat. C~air Ropp opened the Mary Prochaska, questions Menards, stated that he was Commission. John Kuester, 198: Street, N-W, stated that the Park requests that the Commission recommend that an analysis is located in the oot buffer strip, to determine what should be saved and taken out an tmderstory of white pines be planted to enhance the Commission ,f the trees could be Melissa 19435 19416 Dodge Street, read a letter from Arthur Jackett, at Street, expressing his opposition to the addition to Menards. Mr. negative impact on properw, values, tree replacement for trees in the Were impacted by the consrracdon ($500 fine), noise suppression of audio provision for green space and landscaping with trees 10-15 feet in height, lighting downward, restriction of tau& traff/c on Dodge Street, impact on sewer The Planning Commission Febma.ry, 24, 2004 Page 3 Pederson opened the public heazdng. T~lere comments, Chair Pederson closed the public hem'in MOVED BY ,IONER STEVENS A~ND COMMISSIONER TC KEQUEST BY DANCIN' USE PEtLViIT TO OPERATE THE FOLLOWING CONDITIO] BY ~PROVA. L OF THE FOR A CONDITIONAL CASE NO. CU 02-04, WITH 1. IF THE TO EXPAND THE APPL SHALL APPLY USE PERMIT. 5,091 SQUARE FEET, TO THE 5.3. 5,4. 5.5. ~e~N CARRIED 7-0. Request by S & A F.~rnitv Investments, Li'5 .P for a Rezoning from Rlc (Single Family Residential, To PUD (planned Unit Development), Public Hearing - Case No. ZC 0'1-01 Request by S & A F.qrnily Investments, 15 ,LP for PretLminary Plat Approval (Woodland 14_52s), Public Hearing - Case No. ? 04-02 Request bv S & A Family Lnvestments, LLLP for a Conditional Use Permit for Woodland Hills Pbnned Unit Deve. lopment, Public Hearing - Case No. CU 04-03 Senior Plarmer Scott Harlicker presented the staff report for these items. S & A Family Lrxvestments requests a zone change from Rlc to PUD, a conclir, ional use permit for the PUD, and preliminary' plat approval to subdivide 52 acres into 135 single-family lots and 5 oudots. The proposed plat (Woodland Hills) is located on the east side of Cotmty Road 1 south of Elk River Country' Club. Mr. Ftarlicker reviewed lot sizes, setbacks, layout of the lots and streets, environmental issues, and park dedication considerations. He reviewed areas where trees would be saved, and also, noted that the tree loss would be relatively the same with a conventional PO plat. Staff recommends tabling the requests to allow revisions to the plat and to publish a public heating notice for the conditional use permit. - Commissioner Stevens asked if the developer would be required to replace trees. Mr. Harlicker stated that there is nothing in ordinance to require replacement of trees, but that through the PUD, addid.onal plantings and clustering of trees can be negotiated. Chair Pederson opened the public hearing. Marty Campion, Civil Engdmeer of Otto & Associates, project engq_neer, introduced Scott Breuer, applicant. Mr. Campion stated that a number of concepts have been presented to the Commission since mid-20©3, including a townhome development, a conventional plat under the existing zoning, and a Planned Unit Development (PUD)- I-Ie stated that the direction he received from the Commission was that there was some work yet to be done, but that they generally supported this the layout of the PUD which is being presented, or one very similar. Me explained daat due to the ~o?ography, the she will have to be graded no matter what type of development is proposed. He noted that minor revisions were made to The Plannin§ Commission Page February 24, 2004 :he plan that the Co~ssion reviewed, M response :o the P~k ~d ~ecre~on Co~ssion's reco~end~dons on Febm~ 1 t~b. Those ch~es ~cluded wide~ buffer be~een the ~ on the e~st side ~d the e~sterly-most homes. ~dded :o ~e sou~w¢st ~d ~ lot w~ e~:ed ne~ the ~ccess ~¢ ~qu¢ :opo~r~pMc~ con~ons, Scoc Breuer c~e up w~ ~ n~bCr of home designs :o fk ~e s~e, ~d the ions were designed :o fiz ~e home designs ~ order :o prese~e the buffer of ~ees :o the e~st ~d :o ~e no~. He noted ~ 125 fee: ~de at a w~ ~d is appro~a:ely 190 feet from edge of ~e :r~ to the back of the ho~es. ~. C~pion stated that N ~s~ssNg ~stom gra~g, k was bo~ Ns ~d the Civ En~eer's op~on ~z cu~om gra~g of the lots creates no~g but problems ~d that trees that may have ~d~y been saved end up berg p~ lot due to gang issues be~een ~e house, ~e s=ee=, ~d y~ds. He staed ~e appEcmt is ~g to work wi~ ~e civ to come up ~ a pl~ to replace some of ~e =ees that ~ be lost. Scott Breuer, 907 Main Street, applicant, stated that have worked very hard to maximize the tree buffer as much as possible. He stated that the homes will be designed specific to the lots; some homes having 2-car garages and some having 3-car garages. He stated that they looked at some concepts for townhomes and rowhouses but the designs ~d not prove to be feasible for d4s site. He felt that there will be some very nice homes in the proposed development and people will be proud to live in them. Commissioner/~mderson asked how many homes are proposed compared to the design that is in the Commissioner's packet. Mr. Breuer stated that 135 homes are proposed. Mr. Ha'licker stated that the design being discussed is the one which was distributed to the Commission and only the grading and utilities plan have yet to be modified to match the revised plan. Mr. Breuer stated that the revised plan reflects changes were requested by the Park and Recreation CommSsslon at their February 11a: meeting. Commissioner Franz asked what the city would be getrSag back in exchange for the PUD zoning. Mr. Breuer stated that the city would be getting more of a buffer area (6.9 acres versus 5.2 acres), sidewalks throughout the plat to create a more waLkable neighborhood, and a theme for the homes to provide a more appealing neighborhood (garages set back near the homes). Mr. Breuer stated they have also discussed having a small park with playgound equipment, and planting additional trees wid2 a least two trees per lot in addition to the boulevard trees. Commissioner Franz asked if these amenities would be worked out by the March 23~a Plarming Commission meeting. Mr. Campion stated that Mr. Breuer would condnue to work with staff on these items. He noted that they will be providing over one mile of sidewalks and 1,000 feet of trail connection. Ma'. Hartlcker noted die location of the trail connection between Oudot A of Nordic HilLs and the city trail. Mr. Breuer noted that an access would also be provided to the Munidpal Utilities pumphouse so that their trucks will no longer be using the Cit7 trail to access their site. Go _mmissioner Anderson stated that the City, Engineer referred to the custom grading of lots being a fiasco when dealing with multiple builders. He asked if Mr. Breuer would be the exclusive builder. Mr. Breuer stated that he plans to build all of the homes in tee development. Mr. Breuer explained problems that were encountered in developments such as Lafaye~e Woods and Windsor Oak Hill where trees were left that should have been taken out, causing drainage problems. He stated that all those extra costs for removing trees and grading were passed on to the consumer and could have been avoided if the lot had been properly graded in the beginning, lie stated that '&e homes on the smaller lots will start at $225,000 - $250,000, and that will vary depending on the lot and the style of house chosen. The Planning Commission February 24, 2004 P~ge 5 Commissioner Anderson stated that he felt some strong language should be included in the developer agreement which would provide for tree prese~adon and replacement, iVLr. Campion stated that he anticipated some language would be included to ensure that the lot was graded properly and trees will be saved which realistically can be saved, lvlr. Breuer stated that a perimeter will be set up to mark the grading boundary,. He stated that they would not be able to guarantee dnat trees will be saved, since there is unready Oak Wilt in the neighborhood. Commissioner Anderson asked i5 the applicant would be open to a more aggressive reforestation of the lots, such as 3 trees on the smaller lots and 5-6 trees on the larger lots. Mr. Breuer stated that they would certainly consider the proposal. Mr. Harllcker noted that staff has discussed with the developer a minimum of 1 boulevard tree every 30 feet, so that most lots would have two trees and larger lots would have 3 or 4 trees. He stated that they will also discuss planting of trees in other areas of the plat where appropriate. Commissioner Franz concurred with Commissioner .~mderson's concerns. Ma-. Harticker asked ff the Commission had a preference as to the tree size or number of trees. Chair Pederson stated that he would feel the trees should be larger than 2 ~,5" caliper size and would prefer a 4" size. Chair Pederson stated that this area is very, heavily wooded and he fek a tree inventory should be required for this site. He stated that he felt it was a very poor use of dais propert7 to cut down nearly all of the trees and poor stewardship of the la.nd. Chair Pederson stated teat b~e felt trails were an amenity to the PUT) but sidewalks were not, since sidewalks would be required in the Rlc zoning anyway-. He felt the lots were · too close together and that the city needs to receive something in return for allowing the PUD zoning. Chair Pederson stated that he does not see that the City is getdng anyr. hing in return, lie stated that he lek a development could be desigued that would protect the trees, such as cluster and would be a better use of the PUD zoning. He stated that he fee the Commission did not want to see this area leveled and that custom grading could be done. He asked if the four lots on Block 8 are proposed to be removed as recommended by TEP Panel Mr. Campion stated that the mitigation plan has been revised by removing one lot and they feel that this plan will be accepted by the TEP. Mr. Campion asked if the Commission would consider multiple family housing with a cluster. Chair Pederson stated that he felt this would be aaa opdon. Commissioner Ropp asked ff a park has been identified on the plan. Mr. Breuer stated that there are discussing wire staff_ the possibility of locating playground equipment somewhere in the buffer area. Jim Nord, 19645 Hudson Circle, joint owner of dne property, stated that his family has been long time property owners in Elk River, residents and stewards of the land. His family owned a d~ farm in the location of the existing ener~ plant until the highway was changed. They then moved out to the Meadowvale area. tie stated that b_is grandfather homesteaded the area 1880 where the golf course is now located and his parents purchased the property and sold 160 acres to the golf course in 1960 for $16,000. The land being discussed has been owned by the family for approXa-nately 75 years. District 728 School purchased a portion of the property in the early 1990's for Meadowvale Elementary, School. The purchase brought sewer and water to the area, along with hundreds of thousands of dollars in assessments to his family. These assessments are an obligation that must be The Ptarmin§ Commission Page 6 Febraa.,"y 24, 2004 satisfied. He stated that they now have a qu~ builder and developer. He stated that his fanily desires a development that they can also be proud of. lie stated that his faraily and the golf course have done a lot of work to save the trees from Oak Wilt with minimal results and that it seems to be impossibl.e to save them. Steve Parker, 19530 Albany Circle, asked if they are to assume the rezoning will be approved to PUD and who in/dated the rezoring request. Chair Pederson stated that the applicant made the request after presenting several options to the Planning Commission. IvD. Parker stated that he felt the 60-foot wide lots were not appropriate for this area and would not be aesthetically pleasing. He asked what the front yard setbacks are for the PUD. Chair Pederson stated that the setback is 25 feet, and that it has been suggested to reduce the sethack to 15 -20 feet in order to preserve more trees in the backyards. Mr. Parker stated that he did not feel there would be adequate space to park a vehicle in a driveway without encroacbJ_ng into the boulevard. Mr. Parker expressed his objection to parking on only one side of dae street. He stated he was concerned that the property value of the homes in Nordic Woods and Nordic l-lills would be negatively impacted by d-ds development, and asked why the builder would be allowed to only build two-car garages rather than three-car ga.rages. Mr. liarlicker stated that there is no requirement in the city's ordinance to have a more than a one-car garage. Mr. Parker expressed his objection to having the municipal utilities vehides coming down his street, and felt they should continue to use the City trail. He asked what would happen to the drainage in the area. Mr. Harticker stated some of the existing drainage areas would be leveled, new areas created, and that the drainage from this development w{ll be maintained on this property and no increase in off-site drainage will be allowed. Peter Neises, 12879 195th Avenue, expressed his concern for safety with the number of homes, narrow streets, and reduced setbacks, lie asked why the developer chose to do this many homes and if the reason was finanda!ly ck-iven. Chair Pederson stated that he would have to ask the developer and that the Planning Corrmaission does not look at the financial aspects of the development. Denise Lanthier, 19533 Albany Street, expressed concern for the elimination of the trees, spread of Oak Wilt, and the environmental impact on the area. She asked if the city had a tree preservation ordinance. Chair Pederson stated no, but that a draft was presented to the City Council but was not approved due to lack of funding for staff to enforce the ordinance. Ms. Lanthier also expressed her concern for impact of the new development on the'schools. She asked that the Planning Commission consider allowing fewer lots and requiring more open space for this development. Ms. Lanthier also expressed her concerns regarding traffic and decreased property values in the neighborhood. Mike Niziolek, 12275 Rush Circle, Park and Recreation Commissioner, stated that he felt it would be in the City's best interest to preserve as much of the forest adjacent to the City tr~ as possible. He explained that in the 1900's, the Department of Natural Resources identified th_is area as being naturally significant and is now one of few left in Elk Pdver. lie stated that r_bjs may be one of the city's last chances to preserve an area of the remaining forest. Mr. Niziolek stated that he felt the City's n-mil corridor will be one of the City's most prized amenities in the future, espedally if the remai_n~g forest adjacent to the trail can be preserved. John Kuester, 19834 York Street, Park and Recreation Commissioner, asked if the buffer is being measured from the edge of the trail or from the right of way. Mr. Harticker stated d~at the buffer is shown as 190 feet from the edge of dae trail to back of the homes The Planting Corm-mssion Page 7 February 24, 2004 and approxiznately 150 from the right-of-way to the back of the lots. Mr. Kuester stated that the Park and Recreation Commission ixad a difficult dine with d~s development and their intent was to preserve the viewscape of the tra/i. He asked that the Planning Commission require that the developer meet a rn/nLmum 200 foot buffer from the homes. Mr. t<nuester stated that the Commission was not sure how a park would fit. He stated that it was the Park and Recreadon's recommendation that the access to the water f/kradon facility come through dais development in order to ekLminate heavy, vehicles from the trail, mak2ng k safer for ira/1 users, lie encouraged the developer and Commission to condnue to pursue some type of cluster development. Mr. Kuester stared that the ciV needs to seriously consider how it values trees and how r~-ees can be preserved. Jeffrey Ochsendorf, 12932 195m Avenue, stated he fek the reduced lot and home sizes w/il reduce his property values. He expressed conce~ for traffic and safety of children. He asked that the developer be required to place covenants on the development. David Schultz, 19512 Albany Circle, asked why r32s property carmot be developed the same way Nordic Woods and Nordic Hills was developed. He stated he did not feel k was appropriate to place a park in dxe buffer zone near the trail. A resident at 19476 Albany Circle expressed his concern that the same clear-cutting will occur in dais development as was done in the C[2errTwood Hills development. He stated that when the second phase of Nordic Hills occurred, large mature tree were taken down that did not need to be removed. Large equipment came within 10 feet of his home to remove trees after he had been told he would not even see any machine.ry. He stated that the city needs to make developers accountable for statements they make. He did not feel the small lots would be appealing. Ron ~q2ea!don, 19490 Zumbro Street, stated that they &ose this area to build the/x- home because of the larger lot s/zes. He stated that the small lots being proposed are 1Lke those he moved away from in south MinneapoEs. Bill Lanthier, 19533 Albany Street, stated that he built Es home 15 years ago in Nordic Woods. lie stated that six lots of this development w/J1 abut his lot. He expressed his concern for the amount of traffic which will be generated by this development and also for the safety of ch/ldren. He stated that he feels the lots in this development should match what is in Nordic Hills md Nordic Woods. A resident at 19492 Albany C/tale stated that he felr the development was atrocious, shrinks rhek property values and destroys the wkldemess. Dave .~mderson, 14845 County, Road 30, Park and Recreation Commissioner, stated dxat he concurred with the comments made previously about preserving the prerrher walkway. He expressed concern that the drainage not be directed so that it drowns the forest area. lie concurred that a rrhrfimum 200-foot buffer be maintained. He stated that he was shocked at how' lirde forest is left when flying over Elk River recendy. Mr. ,azxderson expressed his suppor~ for a tree inventory, clustering the homes and tree preservation. Lance Holka, 12915 195~ Avenue, stated that he felt this development was an oppommity to destroy a great woodland area. He expressed b_is concern for traffic congestion and salem. He felt that wid2 the small lots, there would be no ptace for the children to play except Ln the street. Mr. liolka stated that he felt due reason for the large number of lots is for the developer to make more money. The P[anning Comm~ss~.on Febm~ry 24, 2004 Daro~l Bellin, 12805 195a~ Avenue, expressed concern for ~e additional traffic through his neighborhood and safety ar the County tkoad 1 access, tie felt there will be draJaaage problems; trees will not be saved; and there will be noise issues, lie asked that the Commission consider reducing the densiV of the projem. Dawn Polston-Hork, 19308 Rush Court, Park and Recreation Commissioner, stated that the Commission would not recommend trees be taken out in order to put in playground equipment. Jean Olson, 19516 Boston Street, expressed her concern that the creek behind her home will be impacted and also, her concern that the trees would all be removed. Brett Benkins, 19497 Boston Street, expressed concern for safety of the children playing in the streets and driveways. Nell Christy, 19488 Boston Street, stated his concern for traffic coming through his neighborhood and requested that these accesses be dim_Mated Chair Pederson stated that the street connections were approved as part of the Nordic Woods and Nordic H. ills developments for emergency vehicle access. Mr. Christy asked if the storm sewer will mn into the creek behind his property. Mr. Harlicker explained that drainage water must be treated before discharge, and carmot exceed the rate of the e.-dsdng discharge. Mr. l-Iarlicker explained the location of the retention ponds. Mr. Chris .ty asked if the creek would do'up. Mr. Harllcker stated no, that the wedand will be relocated from the north side of the street to the south side of the street. Mr. Christy stated that he did not feel the sidewalks will be useful or improve the looks of the property. He stated that he moved from M_irmeapolis to get away from this type of residential neighborhood and that he is opposed to the development. Jim Nord, joint property owner, stated that the streets were stubbed off in Nordic I-Ells and Nordic Woods with the City's approval. Corey Barstorf, 19493 Boston Street, stated that he felt the developer is trying to put too much into dais development in order to make money. He lek the proposal was a disgrace and puts an undue burden on the people in Nordic Woods and Nordic Hills. He lek that the residents of at least 80 of these lots will use the streets in his development to access County Road 1. A resident stated he did not feel dae developer was prepared. He did not feel the drainage would be contained on tine property. He stated that he felt the developer was asking that the plat be tabled in order to see wlnat they can get away with. Marry Campion, project engineer, s~ated that they submitted a complete appllcadon package for review and that the request for tabling is because a public hearqmg notice for the conditional use permit was not published. Also, there are some revisions and issues that need to be worked out with the TEP Panel. A grading plan and drainage calculations have been submit-ted to the City Engineer for review; a utilities plan and preliminary plat have been submitted. The prelLmmary- plat being reviewed this evening is only a slight revision from what was submitted, in response to the recommendations by the Park and Recreation Commission 1 lA weeks ago. Mr. Campion explained that they were prepared to go ahead with their original submittal, but that they' lek that since the change was sti~t, the information contained in the original submircal was adequate to address the revised plan. lie The Planning Commission Page 9 February, 24, 2004 stated that he felt the Commission understands dxat a full submittal was made and that some modifications will be made before the next Planning Commission meeting. He stated that they did not ask to be tabled but that they are willing to be tabled La order to address some of the comments received at tonight's meeting. Scott Breuer, applicant, stated that they have been working closely with staff for months, and made the revision in order for the Commission to review that change at dnls meeting. He stated that they are ~lot trying to pull anTthing; that is not how they do business, but ~h~at everyone has a right to their opinion. He suggested dnat kf residents have questions, they should talk to staff find out fi.they have accommodated rlem in providing a complete package and met all their criteria. A resident asked if the developer was proposing these smaller homes because of the economic conditions. Mr. Breuer stated that the reason a plan was submitted with a yin-deV of homes was based on the three workshops held with the Planning Commission and staff where there were comments that Elk River does not need all these $400,000-$500,000 homes. He stated that it has been difficult to get clear direction which way the2' should go. He stated that they, are tznAng to come to a compromise to please as many people as possible. He stated that they can build different homes at different paces, and that the change to dnese types of lots and homes was based on what they were asked to consider. He stated that k is not the case that they are proposing to build a large number of cheap homes based on the economy. A resident asked how he could get copy of the staff report. Mr. t-Iarlicker stated that residents wishing to obtain further information should contact City Hall. He asked if the developer will make more money with 113 homes or with 135 homes. Mr. Breuer stated that k would be about the same. He asked if it would matter to lVir. Breuer what size the sizes were. He stated no. Chair Pederson closed the public hearing at rids time. Commissioner Stevens stated that he concurred that too many homes are being proposed for the site. He encouraged Ms. Lanthier to attend a City Council meeting and express her thoughts on a tree preservation ordinance at the Open Mike portion of the meeting. He lek that there is no place for children to play in this proposal and that neighborhood parks are needed. He stated that he felt the proper~ needs the same care and attention that Oudot A of Brentwood received, and that more care needs to be taken to meet the needs of this property and the surrounding properties, i-Ie stated that he does not support the plat as proposed and asked that the developer rethink his proposal. Commissioner Anderson stated that he supported tabling the request in order to allow dine to look at the drainage issues. He stated that he felt the developer is only guilty of rating to listen to too many opinions of the Planning Commission, the Park and Recreation Commission and city staff, lie stated the developer has met with them ~ number of times, and that it is unfair cAddsm that this developer is trying to sack anyrldng down their throats. He stated that the applicant is in the business to make money, but that he has shown a willingness to work with them. lie felt that by tabling this request it may be possible to work out an alternative plan but that he was not sure how a cluster would work in an urban service area. Also, he stated tlnat by tabling the request, drainage issues could be worked and the possibility of a tree inventory could be pursuecL He noted that the street connections make sense and have been piarn~ed all along. Commissioner _Anderson stated that he agreed that custom grading of the lots should be considered to save rz'ees as well as a reforestation The Planain§ Commission Page 10 Februm'y 24, 2004 plan. He concurred that chJ2dren should not be playing in the streets and that an area is needed for them :o piny. Commissioner Offe:unan concm'red widu Commissioner Anderson that the request should be tabled, and that no trees ~ be preserved if the proper'~y is developed under the e,,dsdng Rlc zoning, tie noted that Plan.uing Commission approved a yew detailed r_-ee preser~'ation ordinance, but that due to financial cutbacks, the City would not be able to hire a city, forester and without a cit7 forester to enforce k, a tree preservation ordinance would not work. He stated that he would encourage due residents to talk to their City Counc~ representative if they are in support of a tree preservation ordinance. He stated that they hope to get back some amemdes through tee PUD zoning, and he lek that those amenities proposed fall short. Commissioner Of-fen-nan noted that they have been given direction by the Council that Elk River is to be a place where people can both Eve and work. Based on current salaries, this is not happenSng in ELk River and there is a need for some affordable housing. He stated that ddngs are changing due to land costs, and larger lots such as those in Nordic Woods may become a thing of the past. Commissioner Ropp stated he also would 15ke to encourage the residents to speak to the City Council at a meeting during :he Open Mike pordon. He noted that there also were some issues in due discussion of the tree preservation ordinance regarding how much control the City should have over what property owners do on their own property. Commissioner Ropp also expressed concern regarding the traffic generated by the number of homes proposed and also lek that there was a better way to use this land. He stated he would Likely not vote in favor of the plat if a few lots are dropped and a street or two was changed. He stated duat he would like to see something completely different when the plat comes back next month. Chair Pederson stated that he lek the property could still be developed while saving a majority of the trees. He concurred teat preservation of the trail corridor is yeH important. He stated that sidewalks were a safer place for children than in the streets. He stated that affordable housing was discussed with the developer but he did not fee1 $225,000-$250,000 is affordable housing and the focus should be shiked to redevelopment in older part of the community. He stated that he fek a cluster could work if it were moved closer to County Road 1 and had significandy less lots to preserve forested corridor area. Planner Chris Leeseberg asked for direction as to what the Commission would like to see. He stated that development of the property under the current Rlc zoning will also destroy most of the trees. If there is no PUD, there will be no desigu2 standards; the City cannot require the developer to plant additional trees or plantings; the buffer area along the Great Northern trail wilt be reduced by one third (10 percent park dedication), and there will be · little due city can do to prevent the developer from stripping the land down to put in the 113 lots which are allowed by the Rlc zoning. Mr. Leeseberg asked that due developer and staff be even clear direction whether they want the R1C zoning or PUD zoning. Commissioner Anderson stated that he feb it should be zoned PUD with 113 skes or less, with a duster approach. Chair Pederson concurred with the PUD zoning. Commissioner Franz stated that he agreed with the PUD zonLug. He stated that the Commissioner had asked the developer for a mLx of affordable housing and that 84% of the lots under 11,000 square feet is not a mLx. The Ptanr2ng Commission Page February 24, 2004 Commissioner Anderson stated that the housing proposed is not what he would consider affordable and that a heavily wooded area is probably the wrong site for ir. commissioner Offerman stated that he agreed that the property should be zoned PUD and that he fee the Comm/ssion was looking for some lots with affordable housing, but not th/s many. Mr. Harticker asked what density the Commission considers too dense for dxis propos~ and what would be acceptable. Commissioner Ropp stated that he agreed with the PUD zoning. He did not see how traffic and safety issues could be addressed with d2e number of lots being proposed. He suggested that a cluster with fewer lots be considered. Mr. Breuer stated that if there are less than 130 lots, a PUD project w/il not work economically due to costs of infrastructure. Chair Pederson stated that he would not like to see the developer come back with a straight Rlc development and clear-cut the trees. He asked that the developer work wid2 the City to look at what is best for the City. Commissioner Anderson stated that the developer needs to show a creative way to lay our the ske with 113 to 135 lots, the density-needs to be reduced to the south and packed to the north to reduce traffic impacts. He stated that he did recall a similar layout in one of Mr. Breurer's earlier concepts. He stated that the developer needs to meet with the Commission at a workshop to discuss some options. He stated traffic is a major issue and the developer needs to look at a way to keep the traffic to the north and away from Nordic Hills and Nordic Woo& as much as possible. He stated that he supponed nm-rower road widths, and that fewer lots would eliminate some of the driveways. Mr. Harticker asked if the Commission would support a townhome components to the development. Commissioner Anderson stated that if ir saves trees he would support ir. Commissioner Offerman concurred. Mr. Harlicker asked if the focus is on tree preservation and clustering. Comrrdssioner Anderson stated that traffic, drainage and park land are also issues of concern. MOVED BY COMMISSIONER ANDERSON AND SECONDED BY COMMISSIONER LEMKE TO TABLE THE REQUESTS BY S & A FAMILY hNVESTMENTS, LLLP TO THE MARCH 23, 2004 PLANNING COMMISSION MEETING, AND TO EXTEND THE 60 DAY REQUIREMENT FOR ACTION ON THE REQUESTS. THE MOTION C. g2,tklED 7-0. 6 t. Update on February % _' ' ' eetm~ P~k ~c R~crcafion Commission ivHnm~s August I3, 2003 P~ge 4 9~.4. 9.B.1. 9.B.2. C~OMMISSIONER NYSTROM MOVED TO APPOVE USE OF WOODLAND,~ T~LS P)~KK FOR THE 6TM A_N-~-[.~AL CROSS-COUNTRY RACE ON ~ 31, 2004 ~]~O1V~ 7-1L~.M. TI-I~ GROLTP WILL BE RESPONSIBLE FOR SI~,t~AGE FOR TI-~EVENT AND WIL PAY A FEE OF $50 FOR USE OF TH~i~PA~.- _ COm SS' .NER X a ERSON SECO D THE ,UOZION. MOriON Updat m Scot~ D~erks, Scout Troop 9~porced thar he has put up~'~tal .of? b[ueb~ra ~ouses in the ~cou~~~w. ~e Co--ss[on ~ed Sco~ [or ~ ~s ~d w~k. ro ACC Y ~ ~ ~E mGHT-OF-WAY ALONG ~OTION ~ED 7-0 ~ncepr P[~ - Sco~ Breuer Homes Concept plan presented by Director o£ Planning Michele McPherson. Ms. McPherson reviewed the preliminary concept plan for a mLxed use residential development located north of Nordic Woods and soadx of Elk River Country Club. 3, portion of the site is adjacent to the railroad grade. In the concept plan, ~e developer proposes approximately 7 ~A acres of park providing a buffer along ~e ra/lroad grade, with a large nei~borhood park in the southeast comer of the ske. The Commission discussed the need ro maintain ~e green mrmel effect of ~e railroad grade trail, while still providing space for a neighborhood playgound structure. The Commission provided pretimina~ direction that a long l/near park, approximately 250 feet deep, parallel and adjacent the railroad grade is preferable. Several members of ~e Commission volunteered to walk the site in order to identify an appropr/ate for the neighborhood playgound area. Stall will prOvide the Corrm~sslon's direction to the developer for inclusion in the ne~ concept plan. Park & Recreation Commissioa Minutes September 10, 2003 Pa§~ 5 93.1. 9.C.1. lO. Wild Wings buitdS~g aad Burger tGng. Commissioner Kuester suggested they cc , look at ff~e Boys and Girls Club as an option ro use ~er school. 'eterson offered r~at if the group need anteing, they can and wished them luck wkh Land Use Cases: PreSm~_atv ?lar o~ Boulde: - Case No. P 03-11 Park Plm-mer CF.~is Leeseberg [~.e property is located ar :he sou~hea~ ~d Tw~ L~es Road ~d :or~s sub'vide ~e prope~ ~to ~o lots 5 u~cs ~d Lot 2 w~ be urged umts. for Boulder Poinr. The subject :ersec~ion of Sherbume CourtV No. 12 1.5 acres. The current proposal is to structures. Lot 1 wit! be utilized for Staff recommends that nLne residenri~ ;ion consider park in the form of cash for MOVED TO ACCEPT O%SH RESIDENTIAL UNITS. COMMISSIONER THE MOTION. THE MOTION C.~x_RIED 7-0. IC~%TION L~d Use Cases: Sco~ Breuer Concerx Plan Park Planner Cb_tis Leeseberg gave an overview of the three concepts Scott Breuer presented ar rSe September 9, 2003 Planning Commission meer~g. The ofig~ Concept A (140-u~r P~) w= ag'~ prefe~ed by ~e Plug Co~ssion, yet ag~ w~ not prefe~ed by ~e P~k ~d Recreation Co~sion. There w= discussion as ~o why ~e Pl~g Co~ssion w~red :he ofig~ 140-u~t P~. The P~k md Recreation Co~ssion is s~ ioo~g for ~ approm=ely 200-foot wide buffer be~een rhe homes of &e proposed plat ~d the Grez No'em Tr~. The Co~ssion prefe~ed ~e :hought/idea be~d Option B, ~ ir begin to provide ~s desked buffer. The Co~ssion ~so ~scussed possibly of purch~g ad&don~ l~d, if~e apphc~r w~ w~g, ~o obc~ ~s buffer. Option C w~ not preferred by either of ~e co~ssions or rhe developer. The P~k ~d Recreation Co--sion gave sraff ~rec~on ~o ler ~e developer ~ow ~ey prefe~ed Option B wi~ some ad~don~ mo~ications to obr~ ~e buffer, ~d that ~ey may be w~g to purch~e some i~d ~o obr~ k. Developmenr Issues: October Park Tour C visk the [ollowmg ?~ks on their park tour 2003: S:arring Complex then Tro~ gMands East and Wesr and if iere is Royal Valley. The tour :ar: prom?riy at 5pm from Lions Park Center and will Park 0 a barbeque. E:£ormation/Uo~ate Nems This reformation was required. to rhe Commissioners m :ackers. No action was Rind Baiance Park 8: iKecrea~ion Comrmssion khnutes February 11, 2004 Page 4 9.B.2. Consider Park Dedication for P 04-02 - 'Woodland Hills Park Planner Chris Leeseberg reviewed doe request to consider park deal/cation for a 135 lot prelLminary plat. The subject property is located bet-ween the Elk R/vet Country Club zo the north and Nordic XVoods to the south with County Road 1 on the west and the Great Northern Trail to the east. The 47-acre property is heavily wooded with moderate topographic changes. The 135-1ot plat w/il have one access point off of CounV Road 1 and three other connections into Nordic X~'oods. SidewaLks are being proposed on most streets with two trail connections to the Great Nordaem Trail. The Commission agreed they would like to see a mirfimum 200-foot buffer from property line to property line .running parallel to the Great Northern Trail with two connections to the railroad grade. The southern trail connection w/J2 have to be heavy duty for trucks to access the well house. MOVED BY COMMISSIONER ANDERSON BaND SECONDED BY COMMISSIONER NYSTROM TO tLECOMMEND TO THE PI.ANNING COMMISSION AND CITY COUNCIL SEVEN ACRES OF IAND WITH A 200 FOOT BUFFER TO THE GREAT NORTHERN TRAIL WITH A TRAIL CONNECTION ON THE NORTHERNLY END AND SOUTHERNLY CONNECTION 'WITH ACCESS TO THE WELL SITE. MOTION CARRIED 9.C.1. Recommendation re: Consukanr to Complete N2KI Planning, M/chele McPherson stated that the Greenway subcommitte Com_m/ssioners Nyg-rom, Paige and Polston-Hork, Lq addition t. reviewed the proposals, ranked them, and selected four to interview. The has selected Bonesrzoo and Associates ,referred consultant to Natural Resources Inventory at a cost 430.00. Ms. McPherson stated that had indicated that they inventory within this season and !ina/report in October of MOVED BY COMMISSIONER PAIGE TO ASSOCIATES TO COMPLETE THE INVENTORY FOR THE CITY OF A_ND RECREATION FIELD FIELDWORK AND THE BE C MOTION CARRIED 7-0. SECONDED BY BONESTROO AND /NATURAL RESOURCES AND TO INCLUDE A PARK CONSULTA_NTS DUtLING THE 'ED BY OCTOBER 2004. 9.C.2. Lions Park Center Park Planner, ~l~'s Leeseberg shared plans for the proposed changes to ~kmerior of Li .o. ns Park Cent~taff is currendy obtaining quotes to complete the work. The L'~ Club will be ~v.~2 update ar. their March meeting. The Council will consider the plans ,a.~Z M.~ 15, 2004 meeting. ~'ork is slated to be~4n shordy thereafter with a completioi~ ,~?june 1, 2004. - ~ P~m & Recreation Commission Minutes Mmrch 10, 2004 Page 7 ~ and several options from staff for b. Woodland Hills Development by Scox Breuer - Park Planner Mr. Leeseberg reviewed ~ information regarding the revised Woodland Hills development. I-Ie stated that the developer ~as opted to present a development in compliance with the 1klc Single Family zoning standards. Commissioner Kuester suggested purchasing the additional property, to maintain the 200-foot buffer parallel to and outside of the City's existing trail corridor. The Commission discussed City Code Section _30-375(3) which discusses the appropriateness of the ske for the development. MOVED BY COMMISSIONER KUESTER AND SECONDED BY COMMISSIONER POLSTON-HORK TO RECOMMEND THAT THE PLANNING CONEVIISSION AND CITY COUNCIL EVALUATE THE APPROPRIATENESS OF THE SITE AND IF NECESSARY, DENY THE PROPOSAL BASED ON ITEM 30-375.3 OF THE CITY CODE, AND IF THE PROJECT IS APPROVED, NEGOTIATE FOR OR CONDEMN A LAND ARF_~ FOR PARK TOTALING 200 FEET PARAI.I.EL TO AND OUTSIDE OF THE GREAT NORTHERN TtL,a~IL CORRIDOR. MOTION CARRIED 7-0. 15. 0 0 lk_iYer~ CONE OF VISION 4°~:0/2® DRAWN E~'Y: GREAT NORTHERN TRAIL BUFFER cut NOT TO SCALE 1 955' ELEV. ~/ 0 ~'""~ ~;~:~ :'~-~' ,. ,ff--d< 5' '~ ~ ~' 50'-0" ROW 20'-0", . 14T-0" BUFFER 935' ELEV. 955' ELEV. ~ 50'-0" RO~ [ 935' ELEV. 20'- 0" 200'-0" BUFFER  AVERAGE ELEVATIONS I~%=°°~ . [ ORAWN BY; GREAT NORTHERN'TRAIL BUFFER ] CML [ SCALE': · ]1"= 40' A ./- .sec. 29. 1: ...... a the Iv.£. c~. ~e N. ~ /..~ ~e of ~e ~ ~ ~ ~'X ~ / ~ ~TAL AREA = 50.95 AC /*' ~ ~ / ~/~ofthaN,~ I/4 ~ ~, 29, R3~6 ~ ~ ~ offset28 ~ '.~ ~ ~ i~ ,"~ ~ ~v~ ~ / 0' ~ ~ ,.~,'~ ,~.,: / --~- :- ;~ ',~x~-' ~ xc~5%~ ', ~~X ?~ · "/~~<~ ?~, "~:$._ ;~ ~lI .~F"~F"~ I~. J[~z ~,, ~ ~X~Vo , I ~' ./' ~ I , ~~_~F~. ~ :. ~X /~~,~_~Jl 13 ~,: .~ , f= ~ I '~ ~1 ._.~h''.~' - ' ' "~~~~~TL~~ z ~L~~/~ ~ ~'{ ~'" ~ ~r~t I1~ ....... x~~>'~ L~~~ ~~~,~.~VYfi~~,'~ Iii ~~% .... · ~ . ~ · , , ' , ' - i ~- Z~. . ~ v , x x ~ ~ ~ :: ~ -; ' ' ~ ~ ~ '~A ,XX ~ I } I ', , , x ,AxXx , -. :o~ ~. ::.,~ ~ - I/~'/ ~ ~iIi: }'l ~~~l~ IL .~ d ~ xx ' .... ~ .... ~ .... ~ .... xx x~ . I .... ,~.~ ~ ¢/ -//,,/~~~~~~~ --~ x,x x t t ~a x ~ , ' --~t:-- ~7~? r ~--~ ~': -- -- --x -- .,~,o~,,,,~,~o~,~=. . L ~ J ..................... f~ ~s.~~ ~ xx ~o~o~ ~esc.,~: / ~'/~~_~zL~J ~_~ '~~ T VI~IN{TY MAP ~ ............... ~at part of the Nodh Half of the No.east ~art~ (N1/2 of NE1/4) of Section Twitm / f.t d ~/~ N -- ::: '=::;:= ' '-- ' County ~PROPERTY ~ / LOCA~ON c at ~e iht tt~ of th .... ter line of said 5h~ume State ~~ ~ Aid Highway ~ with the Nord l~e of said Secti~ 29: thence East~ly ~ and begkning of ~e lie to be described; thence ~uth 21 de~e~ 09 minutes 30 ~'~,~?Z((~';~Z'Z%Z'?~ '):)Z'Z~:~;~ I ~ ~ s~ds East to the North line o~ the South 56 rods of the N~h Half of the BOST~ ST.~i {.I [J /::::::::::~)~:::~ { N~ TOTAL PLAT AREA= 50.95 ACRES ----~L~ ~_ ~"*'&'~'*~: ---I ~'--- [xc~ting ~e~ the N~th 3~.~ feet ~ereof. PARK DEDICA~ON REQUIRED= (10~) 5.1 ACRES ~ ~ ~On ~ ~ ~Y ST~' I AND PARK PRODDED: ~ ~ ~L ~NY QRC~ [ ~ot po~ of the No~h Half of the Nor~st Qu~ (N1/2 of NE1/4) of Section Tw~t~ OU~OT A = 5.2 ACRES ~ol I nine (29), To~sh~ 53, Range 26 I~g N~h~y of ~e S~ 56 rads the~of, bound~ OUTLOT E = 0.15 ACRES 99 ? ~. I 2~ ~ ~e W.t by ali ....... lng ute po~t on ~e North Ihe of said Secti~ 29, 6~ TOTAL= 5.35 ACRES ~ ~ ~ ~ RO~ NO. 1 I feet dist~t East of the ~t~ti~ of ~id Nor~ I~e wi~ the center line of ~e~ume I I ~ ~nty State Aid Highway ~1 os pres~Uy I~ated ~d established end running ~ 21 OPEN SPACE PRODDED: J I~ ~ ~~ d~ .... ~ minut~ 50 .... ds East to the N~h I~e of the South ~ rods th~of and OU~OT ~: = 1.61 AOR[~ ~ I ~ ~e t~uting. OU~OT C = 0.35 ACRES I 1 ....... ~ ~ AND OU~OT F = 0.25 ACRES ~' I ~'I ~e N~h~es[ ~ of the No~est Ou~ of Sectio. 28, To~n~ip ]~. Ron~e 26 OUTLOT G = 0.25 ACRES [ ~' [ I~ng Westerly of railroad right-of-way. TOTAL: 2.44 ACRES I { ~e .o~h~y 80 feet of ~e S~thwest ~art~ of the Northwest ~orter of ~cUon 28, ~ I To~ 55. R~ge 26 yng West~y of reared Hght--c,f-woy. ,2~ M.L.H. RE~LO~t~.4~AD~OT~MO~L ~ DRA~ W~} H~ C~ ~T~ ~ ~ ~ R~~ ~ ME OR ~ ~ O~ ~~rO ~OOD~D ~ PROJECT N~ ~ ~/~ ~f.H ~AN~ HRA~ ffOA~ ~ LO~ ~.~.O. ~.~. ~D ~T I ~ A ~LY ~ ~ SU~ UN~ ~ PRELIMINARY P~T ~ ,/,o~ ~.~. ~.~ ~o~ ~ ~ ~ o~ ~ ~ ~ ~..~ ~. 2-02-0628 ~ ~:~ BREUER FAMILY LLLP ~. o*~ ,~ ~,~ ~z.o. .~ ~ o~ o~ ELK RIVER, MN SHE~ NO. 1 OF 4 SHE~S ~: 1123104 LOT TABULATiON: BLOCK NO. NO. OF LOTS 1 2 19 3 12 4 7 5 2 6 19 7 9 8 3'6 9 TOTAL 111 UTLOT E~ OUTLOT ! ! ,':-' ":: .":.'1-". /. ~h.'~ ':...: 5: I ;I :'.".:':', ' 'r:' ~'"-"' ~:'; \,1__~ · lo 1/2', ~ , ~ ¥2' . t~ ~' ' I SURMOUNTABLE GONGRE~ CURB AND GU~R SURMOUNTABLE AND B6~8 CONGRE~ CURB AND GU~ER NO. Elk ~j~iver 2000 TYPICAL STREET SECTION UOllr., TYPICAL STREET SECTION City NO. Elk~iver 2010 WOODLAND HILLS BREUER FAMILY LLLP ELK RIVER, MN DEVELOPER: BREUET? FAMILY LLLP ATIN: SCOTT BREUER 907 MAIN SE SUITE lO0 ELK R/liE-R, MN 55~30 PH 1 NOTES: I. STORM SEWER SHALL BE ROm CLASS III UNLEBB OTHE'RW/SE NOTED. 2.INSTALt SOD BETWEEN E~D£WALK AND CURB, P/HERE ~'t~RE IS NOT SIOEWALK, INSTAU- 2' BEHIND CURB. 3. ALL C~VSTRUCTION SHALL BE IN ACCORDANCE W/TH THE CiTY OF ELK RIV~-R DESI6~I STANDARDS LATE~T EDIIION. 4.TRAIL LOCATION TO BE COORDINATED W/TH CITE ~-~/~ ~ J PRELIMINARY STREET IP~O,~CT NO: & STORM SEWER J 2-02-0628 SHEET NO. 3 OF 4 SHEETS J.~T~ 1123104 OPTION A ~ 40 Lo~ PUD i .4.'-- ' A J 5 7 ~ ~=',o,,v F = 25'