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6.6. SR 04-17-2000'ity of MEMORANDUM River TO: Mayor and City Council FROM: Scott Harlicker, Senior Planne~' DATE: April 17, 2000 Item # 6.6. SUBJECT: Request by D.F. Peck for Preliminary Plat Approval (Whitetail Ridge), Case No. P 00-5 Request Consider a request by D.F. Peck for preliminary plat approval for a clustered 18 lot single family plat. Location Polk Street and 203rd Avenue Zoning/Land Use Rla (Single Family Residential) / LR (Low Density Residential) Attachments · Location map · Preliminary plat · Grading, drainage and utility plans · Memo from City Engineer Overview The applicant is proposing to plat a 39 acre parcel utilizing the clustering provision in the subdivision ordinance. The applicant is proposing to plat 18 single family lots and leave 21 acres as open space. The 39 acre site contains a single family house and three accessory structures. The topography of the property is varied. The western half of the site is rolling hills and the eastern half lowlands. There is a ridge that winds north to south through the middle of the property. 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425 Memo to Mayor and City Council/P00-5 April 17, 2000 Page 2 The vegetation is mixed. The hills in the southwest corner of the site are open and the hills in the northwest corner are wooded. Most of the low area is wooded with some open spaces interspersed. The treeline follows the bottom of the ridge. Surrounding land uses Whitetail Ridge is located in the Rla zoning district west of Tyler Street and east of Trott Brook. Adjacent developments include Preserve Estates to the south and Knollwood to the west. The remaining lands are agricultural and large lot single family. Density As allowed by the open space preservation ordinance, if the lots in a plat are clustered and at least 50% of the open space is protected with a conservation easement, a developer is eligible for a density bonus of up to 40% above the density allowed by the zoning district. As an incentive to cluster and cover some of the costs for the clustered septic system, there is an automatic 15% density bonus. With 39 acres the developer is allowed 18 lots (39 / 2.5 x 1.15 =17.94 or 18 lots) The developer is not proposing to increase the density any further. Layout Streets Polk Street will be extended north through the plat from the Preserve Estates project. The developer will extend it through this plat and connect it with 203rd Avenue at the northwest corner of the plat. The street has the required 60 foot right-of-way and will be constructed to rural street standards. The applicant will have to work with the adjacent property owner to the north to acquire additional property in order to provide the required 60 foot right-of-way. In order to provide a future connection to the property to the north, right-of- way should be platted that will allow for future street extension to the north. It is likely the future extension would follow along the bottom of the hill located just north of Polk Street. S:\PLANNING\SCOTT\P005CC.DOC Memo to Mayor and City Council/P00-5 April 17, 2000 Page 3 Lots The lots will be laid out on both sides of Polk Street. Eleven lots will have frontage on the east side and 7 lots will have frontage on the west. All of the lots will have at least 80 feet of frontage; most will have more than 100 feet of frontage. The lots will range in size from .64 acres to I acre. Most lots are between .75 acre and I acre in size. The lots on the east side of Polk will abut Outlot B, the proposed open space. The lots on the west side of Polk will be adjacent to the rear lots of properties in Knollwood. Outlot A, which will contain the clustered septic system, is located in the center of the project on the west side of the curve in Polk Street. The existing structures comply with the minimum setback requirements. The accessory structures on Lot 5, Block 2 comply with the total square footage requirements for the Rla district. There is a 25' by 40' barn-style garage on Lot 7, Block 2. The ordinance prohibits accessory structures on a lot without a principle structure. A 2 year time frame is recommended for development of this lot. If a house is not constructed on Lot 7, Block 2 within 2 years, the storage building will have to be removed. Staff is recommending the developer set up an escrow account of $ 2000 to cover the cost of demolishing the structure should the City have to remove it. Open Space Outlot A is proposed as open space to serve as the location for the clustered septic system. Outlot A is 3.47 acres with frontage on Polk Street. It will be left as open space but its use as an active recreation area will be limited because of the placement of the septic system and the required observation pipes. Its location in the curve of the street will provide an open view as you travel into the project. Most of the open space is located in the eastern half of the property identified as Outlot B. Outlot B is 18 acres in size. Much of it is low and seasonally wet. There are 2 small drainage swales that run north to south and drain the north end of the property. There is access to Trott Brook in the southeast corner of the property. The northern end of the open space is very wet and unusable. The southern portion of Outlot B is walkable with mature trees and dry ground. The area around Trott Brook could be a nice picnic area. Both Outlot A and B will be permanently protected by conservation easements. As proposed, a homeowners association will hold the conservation easement for both outlots. Maintenance of the open space will be the responsibility of the homeowners association and will be addressed in the S:\PLANNING\SCOTTXP005CC.DOC Memo to Mayor and City Council/P00-5 April 17, 2000 Page 4 homeowners association documents. The documents will require the City Attorney's review and approval prior to final plat. Access A 30 foot wide corridor to the open space is proposed between Lot 7, Block 2 and Lot 1, Block 3. This corridor corresponds to an existing trail and will provide access to the open space of Outlot B. The proposed access corridor at the north end of the plat is unusable because wetlands and a proposed sedimentation pond block access. There is also an access corridor proposed along the southern boundary of the plat adjacent to the open space provided as part of Preserve Estates. A proposed sedimentation pond also blocks this access. The open areas along the two drainage swales, noted previously, provide an excellent opportunity for trails. Landscaping The landscape plan meets the minimum requirement of one street tree and one yard tree per lot. Grading and Drainage Grading and drainage issues are addressed in the City Engineer's memo. There does appear to be some grading that extends off site on to the Preserve Estates plat. Additional grading easements will be required for any grading that extends beyond the boundary of the plat. Lots 3 and 4, Block 1 have grading that appears to extend right to the western boundary of the plat. Detailed grading plans for this area are needed to ensure that the adjacent properties and trees are not impacted. There is also some extensive filling and cutting to create walk out lots. This grading results in unnecessary tree removal. The lots that staff feels have excessive grading are highlighted on the plat. Tree Preservation Most of the trees in the northwest corner of the property will be removed to allow for walk out building pads. There will be some trees preserved in the rear of the 3 lots located in the northwest corner of the plat. About half of the trees on Lots 1, 2 and 3, Block 2 will be removed. To ensure that the trees to be preserved are protected, any trees on or off site that are near the limits of grading shall be fenced with snow fence at the drip S:\PLANNING\SCOTTXP005CC.DOC Memo to Mayor and City Council/P00-5 April 17, 2000 Page 5 line to prevent grading, compaction or storage of materials, debris or equipment. Well and Septic Each lot will have a private well and will be connected to a community septic system. The clustered septic system will require extensive piping similar to those required for public sewer systems. Each lot will contain a septic tank and a pump that will be connected to a community drain field located in Outlot A. The homeowners association will be responsible for contracting with a maintenance company to monitor and provide maintenance of the wastewater system. Park Dedication There are no parks identified in the Master Park and Recreation Plan for this area. Park dedication fee will be determined on the base number of lots allowed on the 39 acre parcel (39/2.5 = 15.6 or 16 lots). Planning Commission Meeting At the Planning Commission meeting held on March 28th, no one spoke at the public hearing. The applicant explained that the grading is needed to create more marketable walk-out lots. The Commission discussed landscaping and possible uses for Outlot A. Active recreational use of the area will be limited because of the drainfield observation pipes. The Commission also discussed grading and tree removal. The Commission did not feel the proposed grading was an issue and recommended the preliminary plat be approved as proposed. They did add a condition to plant additional landscaping around the perimeter of Outlot A to screen it from the street. Recommendation As noted previously in the report, staff has some concerns regarding excessive grading to meet a perceived market demand for walkout lots. Staff would like to see those concerns addressed prior to recommending approval of this plat. The Planning Commission recommended the City Council approve the preliminary plat for Whitetail Ridge, including the grading as proposed, with the following conditions included: A DEVELOPERS AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS BE PREPARED AND EXECUTED PRIOR TO RELEASING THE PLAT FOR RECORDING. S:\PLANNING\SCOTT\P005CC.DOC Memo to Mayor and City Council/P00-5 April 17, 2000 Page 6 2. ALL COMMENTS OF THE CITY ENGINEER BE SHALL BE ADDRESSED. 3. A HOMEOWNERS ASSOCIATION DOCUMENT BE PREPARED SUBJECT TO THE CITY ATTORNEY'S REVIEW AND APPROVAL PRIOR TO FINAL PLAT. 4. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES 5. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS OF THE PUBLIC IMPROVEMENTS. 6. UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM ACCEPTED BY THE CITY, A WARRANTY BOND IN THE AMOUNT OF 25% OF THE IMPROVEMENT COSTS SHALL BE SUBMITTED TO THE CITY FOR THE PERIOD OF ONE YEAR. 7. PARK DEDICATION FEES IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 8. SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 9. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 10. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 11. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 12. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 13. RIGHT-OF-WAY BE PROVIDED ON THE NORTH SIDE OF POLK STREET TO PROVIDE ACCESS TO THE PROPERTY TO THE NORTH. 14. OUTLOT A AND OUTLOT B BE PLACED IN A CONSERVATION EASEMENT TO BE HELD BY THE HOMEOWNERS ASSOCIATION OR A QUALIFIED LAND TRUST. 15. ALL MAILBOXES BE CLUSTERED. 16. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR RECORDING. 17. 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. 18. THE DEVELOPER ACQUIRE ADDITIONAL PROPERTY FROM THE PROPERTY OWNER TO THE NORTH IN ORDER TO PROVIDE THE REQUIRED 60 FOOT RIGHT-OF-WAY FOR POLK STREET. S:XPLANNING\SCOTT\P005CC.DOC Memo to Mayor and City Council/P00-5 April 17, 2000 Page 7 19. ANY OFF SITE GRADING WILL REQUIRE EASEMENTS FROM ADJACENT PROPERTY OWNERS. 20. CONSTRUCTION OF A HOUSE ON LOT 7, BLOCK 2 SHALL BEGIN WITHIN 2 YEARS OF RECORDING THE FINAL PLAT. IF CONSTRUCTION IS NOT STARTED WITHIN 2 YEARS THE STORAC~E BUILDINC~ ON SAID LOT SHALL BE REMOVED. AN ESCROW ACCOUNT IN THE AMOUNT OF $2,000 SHALL BE SET UP TO COVER THE COST OF REMOVING THE STRUCTURE PRIOR TO RELEASING THE PLAT FOR RECORDING. 21. LANDSCAPE OUTLOT A TO SCREEN THE SEPTIC AREA FROM STREET. ALL DISTURBED AREAS SHALL BE GRADED AND SEEDED. S:\PLANNING\SCOTT\P005CC.DOC i ~ LOCATION ~~ ~:. _ MAP* Elk ~ver, ~ 55330 Howard R, Green Company CONSULTING ENGINEERS March 24, 2000 File: 808960J-0240 Mr. Scott Harlicker Senior Planner City of Elk River P.O. Box 490 Elk River, MN 55330-0490 RE: WHITETAIL RIDGE ADDITION Dear Mr. Harlicker: As requested, we have reviewed the submittal package for the Whitetail Ridge Addition. The submittal package was prepared by John Oliver and consisted of a preliminary plat, preliminary grading plan, and preliminary landscape plan. The plans we reviewed had a revision date of March 22, 2000. Also included was a preliminary copy of the GME Consultants' test pit boring report to determine the suitability of Outlot A for a community septic system. Based on our review, comments received at the staff review meeting, and a meeting with the developer, we would offer the following comments: The grading plan has been revised based on a discussion between the developer and staff. However, there are still a number of significant issues that need to be brought to the Planning Commission's attention. These would include the following: · There are a number of lots where significant fill is being placed in order to raise the house pad to create walkout lots. An example of this would be Lot 2, Block 2, where approximately 8 to 10 feet of fill has been placed on the house pad to raise the grade and create a walkout situation. There are several other examples like this throughout the plat. · On Lot 1, Block 2, the existing contours slope from south to north. The proposed grading for this lot attempts to make the grade slope from west to east in order to create a walkout. We question whether it would not be better to use the natural lay of the land and create a walkout to the side or to the northeast corner of the home. · On the south side of Lot 1, Block 1, there is grading off of the project site on the Preserve Estates Addition. Permission for grading off of the project site will be necessary in this area. Also at the rear of Lots 3 and 4, Block 1, the grading contours go right up to the property line. It would be very difficult to grade this close to the property line without going across. There also is indication that there is a fence in this location. We believe the proposed contours should be pulled back away from the property line to avoid the fence and the neighboring property. Otherwise permission will be necessary from this property owner to grade on his property. O:~proj\808960J\0240\ltr 3-24-00 Harlicker 1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389 A similar situation is occurring up at the northwest corner of the plat where 203rd Street enters. There will be some grading off of the project site. It will be necessary to get permission in this area. More detail will be provided when the grading plan is submitted at a larger scale. It is difficult to tell exactly what is happening in this area at the under-scale drawing submitted. At the northwest corner of the plat on Lots 1, 2, and 3, Block 4, the proposed grading will remove virtually all of the trees in this area. On Lot 3, for instance, the highest elevation on this lot is 947.2. The house pad shown is a split-walkout with a first floor elevation of 938, so there is approximately 9 feet of material being removed from that site. Likewise, on Lot 2 there is approximately 6 to 7 feet of fill being placed to create a walkout on a relatively fiat piece of property. We would like some direction from the Planning Commission as to how critical to review some of these situations. A quick review of the draft soils report provided by GME Consultants indicates that the soils on Outlot A are suitable for a community on-site septic system. The developer has revised the lot layout so that Outlot A, where the community septic system is to be constructed, covers the area near the curve in the road. Directly across the street from this there is a 30-foot wide corridor for accessing the open space in Outlot B. At the south end of the plat adjacent to Preserve Estates, there is also a 20-foot wide corridor to provide access to the open space. If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company Tear, P.E. TJM :tw O:~proj\808960J\0240\lt, 3-24-00 Ha E)ward R, Green Company CONSULTING ENGINEERS I I I I I I I I I I I I I I I I I I I I I I I ! ! ! I 1 I I 5 I I x923,5 x T 024.7 X92~.4 0 lO0 200 300 SCALE IN FF..ET LEOEND .--' 8~2~ ~xlotlflg Coatourl Po~le ~ Pod L~ · 32 LF OF 12' RCP ~ LOO-~. ,.32 LF 12' f~P · I.OOX. SILT STORM SEWER SCHEDULE .Isn~,c'ru~I s.~ I CAS'n~l ~ I I c. ~o, 1 24~ I .~o~Tv 19,37.65 I 9~.15 I ca Jo~ 1 24~,~ I R30~TV I G37.~5 I o24,~3 I aH .33 I 48'. I Rr733 I o~.eO 1~30.~0 I Ce K~ I 24~3~ I ~30~7V I ~3~.~ /~0~ SHEET NO. 3 I I I I I I I I I I I I I I I I I I 5 LARSON PROPERTY 92~.s 925,¢ w 925.4 924.5 I~:122"w 130~10 x925.5 x 922.6 920.8 x 920.6 X920.4 Xg25.4 x 922.7 © © I 20 w~ aSH/ FRAMNUS AIdE3RICANA L~[NED S~SOi~ ~ TWICE BALL ~A,~ TREE PLANTING DETAIL Z SHEET NO. / STORM SEWER SCHEDULE bJ SmUCTU~r ,aa~ C~SaNoI ~ ~ E ~ I01 24x~ R~ 937.65 9~.15 102 24~ R~ 93Z~ 9~.~ ' ~4 24x~ ' R~ 93Z~ 9~.~ I~ j2~x~ R~ e~zse 929.74 ~OF ~ STRUCTURE ,.~2E CASTING RE IE CI~ I01 24x36 RSO67V 937.65 955.15 C~ 102 24x.36 R3067V 937.65 954.83 MH 103 48"e RI755 938.60 930,50 CB 104 24x~6 R3067V 932.56 950.06 CB 105 24x56 R~O67Y 952.56 929.74 I I I I I I I I I I I I I I I I 95 x 925.7 924.2 x g2o.6 x 925,4 X x 92o.4. x o~ '~e #W I/4o See. 23 x 923.4 x 922.6 gl7.4x x 923.4 x 922.7 0 I00 200 500 SCALE IN FEET For the purposes of this plat the South line of fLhe ~ I/4 of the NE I/~ · Denotes iron Pipe Found LOT DENSITY LO'I' AREA = 16.6,5 Ac. R.O.W. = 2.2B AC. OUTLOTS = 20.15 Ac. TOTAL = 59.08 AC. LOTS + 18 DENSITY 2.17 Ac. ZONING: Rla BUILDING SET-BACKS: Front: 55 Feet Side: I0 Feet Rear: 30 Feet OWNER/DEVELOPER: Dennis Peck 824 Woodgate Drive Vondias Heights, MN 55127 (650 484-7421 Drainage and Utility Easements ore shown thus: 15 ~5 II __,°_1 ......... £~__ Being I0 feet in width, unless otherwise indicated, adjoining right-of--way lines, end being § feet in width, unless other- wise indicated, adjoining lot lines, as shown on the plot. Benchmc~k; Located on well cap Wa~ of existing house. Elevation - 956.85 Leool DescHotion: The Southeast Quorter of the Northeast Quarter of Section 25, Township 55, Range 26. S~erburne County, Minnesota. SHEET NO. j