5.4. - 5.6. SR 07-24-2000Item# 5.4.- 5.6.
~ity of
River
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
The Mayor and City Council
Stephen Wensman, Planner ~[f
July 24, 2000
Request for Rezoning, Preliminary Plat, and a
Conditional Use Permit for Twin Lakes Townhomes
Public Hearing Case No. P 00-7, and Final Plat of
Twin Lake Townhomes First Addition
Request
Riverside Development requests approval of the following:
A. Rezoning of a 24-acre parcel from R3 (Townhouse / Multifamily Residential) to
PUD (Planned Unit Development).
B. Preliminary Plat of a 7 l-lot town house development consisting of 33 single-
family detached townhomes and 38 twinhomes.
C. Conditional Use Permit of a 7 l-lot town house development consisting of 33
single-family detached townhomes and 38 twinhomes.
D. Final Plat of the first phase of Twin Lake Townhomes, consisting of 29 single-
family detached townhome lots.
Location
General description: That part of the SW ¼ of the SW ¼ of Section 35, Township 33,
Range 26, north of Twin Lakes Road at the 6th Street NW alignment.
Zoning/Land Use
R3 (Townhouse/Multiple Family Residential) / MR (Medium Density Residential)
Attachments
· Location Map
· Preliminary Site and Utility Plan, revised on 6/20/00
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo to the Mayor and City Council] P 00-7
July 24, 2000
Page 2
· Preliminary Grading Plan, revised on 6/20/00
Preliminary Landscape Plan, revised on 6/20/00
· Townhome and Twinhome plans and elevations.
· Preliminary Plat, revised on 6/20/00
· Twin Lake Townhomes Final Plat (phase one)
· Howard R. Green Memorandums, dated June 22,2000 and July 19, 2000
· Sherburne County Public Works Memorandum, dated May 31, 2000
· Resolution No. 00-
· Ordinance No.00-
Overview:
Riverside Development proposes to construct a 71-lot townhouse development
consisting of (33) 1020 SF single-family detached townhomes with a 120 SF sun
room / screen porch and (38) 2660 SF twinhomes with an internal trail system and
an active play area behind some of the lots. The single-family detached townhome is
a new concept in housing. As with twinhomes, the property owner owns the land
under the house and some additional setback area with the remaining land under
ownership of a homeowners association. With twinhomes, all external maintenance
is the responsibihty of a homeowners association. With the single-family detached
concept the property owner is responsible for maintenance of the outside facade, roof
and driveway.
The property was rezoned on December 21, 1998 from Rlc to R3 in anticipation of a
town house project. Since the rezoning, staff has determined that the project does
not conform to the current R3 requirements and better fits as a Planned Unit
Development in order to address the issues of private roads, common open space,
and lot area and setback requirements.
The property hes northwest of Twin Lakes Road at the 6th Street NW ahgnment. It
is across Twin Lakes Road from the Trott Brook Farms development where another
35 townhomes will be built out of the roughly 300 total townhouse units in Trott
Brook Farms.
Analysis:
Existing Conditions
The site surrounds two existing single-family homes with driveway access on Twin
Lakes Road. The land is mostly open rolling hills with a ditch, small wetlands and
some wooded areas adjacent to existing home sites. The southerly most wetland near
5th Street has open water.
Crossing the property is a high-pressure gas line easement and a power line
easement. Any grading within these easements will require the approval from the
easement holders.
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Memo to the Mayor and City Council/P 00-7
July 24, 2000
Page 3
Phasing
The applicant proposes to develop the property in phases in order to proceed with a
project now leaving wetland issues and County Road 13 access issues to be dealt
with in future phases. The applicant may acquire additional land to incorporate into
future phases.
Setbacks
With townhomes and twinhomes, the property owner owns the land under the house
and some additional setback area with the remaining land under ownership of a
homeowners association.
As proposed, the single-family detached townhomes will have setbacks from
property lines as fo[lows:
· Front- 15 feet
· Side- 5 feet
· Rear- 5 feet
As proposed, the twinhomes will have setbacks from property lines as follows:
· Front-5feet
· Side- 5feet
· Rear- 15feet
The setbacks
future decks,
opening such
from the property line should be large enough to accommodate any
patios and to ensure a minimum of 3 feet from any building wall
as windows or doors.
As proposed, all townhomes and twinhomes will be setback a minimum of 22-feet
from the private roads with room for 2 cars parked in the driveway. The detached
single-family townhomes will have a minimum distance between structures of 12.5
feet with an average distance of around 15 feet. As proposed, the twinhomes will
have a minimum distance between structures of 20 feet. In the City, typical single-
family homes have a minimum distance between structures of 15 feet.
Townhome / Twinhome Elevations
The Council should review the townhome and twinhome plans and elevations, as
they are part of the PUD approval. The Planning Commission's review included a
desire to see more brick on the front elevations.
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Memo to the Mayor and City Council/P 00-7
July 24, 2000
Page 4
Density
The overall density of the 71 total units townhouse project on 24 acres is 2.9 units
per acre. This is low compared to the townhouse density of around 6.5 units per acre
in the Trott Brook Farms development. Typical single-family residential density is
3.5 units per acre (12,000 SF lots). The overall density in Trott Brook with
townhouses and single-family homes is about 2.5 units per acre by comparison.
Roads
As proposed, access to the single family detached townhomes will be from 6th Street
NW and from old County Road 13. The access to the twin homes is proposed to be
from Twin Lakes Road (County Road 13). All roads in the development are proposed
to be private and 30-feet wide (back of curb to back of curb). This is narrower than
the City standard of 30-feet wide (face to face) but wider than other private roads in
the City. Due to the narrower width, parking will need to be restricted to one side
with "No Parking," signs placed on the other side. Private roads are held in common
and maintained by the homeowners association. The City will not be responsible for
maintenance, replacement, or plowing of these proposed roads.
To tie into existing utilities, the developer will have to disrupt a portion of the
existing 6tl~ Street NW. Presently, a portion of this right-of-way is paved and is
being used for parking by the adjacent townhouses. This right-of-way should be
restored with turf and the existing use as parking be ehminated.
Sherburne County Recommendation
The County regulates the amount of right-of-way needed and access points along
County Roads. The preliminary plat shows to have one access point onto Twin
Lakes Road (County Road 13). The plans have been sent to the County for review
and their preliminary comments include the need for a right turn lane into the
project and a request that the access line up with the Trott Brook Farms access.
This issue will be addressed in future phases of the development (see the Howard R.
Green Memorandum).
Trail / Fire Lane
The preliminary plat shows there to be two main private roads in the plat connected
by a trail / fire lane. The primary reason for this is to eliminate cut-through traffic
within the development. With the present alignment of County Road 13 remaining
open and the likely cut-throught traffic minimized, phase two of the development
will likely eliminate the culdesacs and the trail / fire lane.
Trails
The proposed trails connect the cul-de-sacs and the central recreation area. The
trail along the Northern Natural Gas corridor comphes with the Master Park and
Recreation Trail Plan. The developer has also provided a trail in the powerline
easement that connects 6th Street and Line Avenue.
\\elkriver\sys\shrdoc\planning\stevewen\ccmmo\pOO-7.doc
Memo to the Mayor and City Council/P 00-7
July 24, 2000
Page 5
Northern Natural Gas has been contacted and are considering the location of a trail
within the easement as has been done in the Hillside Estates 5th Addition.
Parking
Each unit has a double car garage and room for two additional cars in the
driveways. Parking will be allowed on one side of the private road. No additional
parking has been provided besides that which is allowed on the road. The parking
provided by the driveways and the road should provide adequate visitor and guest
parking.
Wetland Conservation Act
As proposed, Phase One of the project minimizes the impacts on the existing
wetlands consistent with the Wetland Conservation Act. In Phase Two, the
developer proposes greater wetland impacts requiring a review by the Technical
Review Panel and the Army Corps of Engineers. Approval of Phase Two will be
contingent on the recommendations of the Technical Panel review and subject to an
Army Corps permit.
Access to Adiacent Properties
Staff determined that there is adequate access to adjacent undeveloped properties
and no additional access will be required through this plat.
Drainage and Utility Easements
Proper drainage and utility easements have been provided in the final plat (see the
Howard R. Green Memorandum).
Grading
The entire site will be significantly modified leaving little existing vegetation or
natural topography. The grading proposed for Phase Two will require significant fill
material and the relocation of the ditch. Phase Two grading will be reviewed in
conjunction with the review by the Technical Review Panel.
Tree Preservation
Roughly % of the site is made up of lowland trees scattered across the site. Because
of the extensive amount of grading proposed, there will be no trees remaining after
construction. Trees located on adjacent properties will need to be protected from
construction with fencing at the drip line.
Landscaping
The proposed landscape plan provides more than one shade tree per unit and
provides significant screening under the powerline easement and around the
\\elkriver\sys\shrdoc\planning\stevewen\ccmmo\pOO-7.doc
Memo to the Mayor and City Council] P 00-7
July 24, 2000
Page 6
existing residential properties. The number of trees, the species and size of trees
conform to the Elk River Landscape Ordinance. The cul-de-sac islands will be
planted with trees and turf grass. All landscaped areas will be irrigated as per City
Ordinance, including the cul-de-sac islands.
Development Signs
No development signs have been indicated, however a City of Elk River Sign Permit
is required prior to construction of a sign. Such signs should be located outside of
drainage easements and maintained by the homeowners association.
Active Park Area
The developer is proposing to construct a private play structure in the active park
area. The structure will likely include: swings, slide, and a chmber with a pea-
gravel surface complying with the ADA requirements. The community trail passes
through the recreation area.
Park and Recreation Recommendation
The Park and Recreation Commission recommended that an easement be granted to
the City for trail purposes consistent with the Master Park and Recreation Plan and
that the City accept cash dedication at the rate required by the City at the time of
final plat in heu of land. The developer is required to grade the site as trail ready.
Northern Natural Gas has been contacted and are considering the location of a trail
within the easement as has been done in the Hillside Estates 5th Addition.
Planning Commission Recommendation
At the May 23, 2000 Public Hearing, the Commissioners discussed the following
concerns for staff to relay to the developer:
1. Cul-de-sac near Unit #9 town home
2. Sidewalk or trail from Unit #25 around the pond to Unit #57
3. Additional trees
4. Landscape plan to include turn-a-rounds
5. Trail connection as proposed in Master Park Plan
6. Elevations provided for townhomes
7. Detail on theme
8. Active park area
9. Clarify how wetlands fit in with houses
10. Grading plan be provided
On June 27, 2000, The Commission reviewed the revised plans that addressed most
of the Commissions initial concerns. At the public hearing, the following concerns
were raised by residents:
1. Loss of trees that serve as a noise barrier from the industrial property near-
by.
\\elkriver\sys\shrdoc\planning\stevewen\ccmmokpOO-7.doc
Memo to the Mayor and City Council/P 00-7
July 24, 2000
Page 7
2. Loss of property values.
The Commission recommended approval of the request as recommended by staff.
Final Plat
Riverside Development is proposing to final plat Phase One of the development
consisting of 29 single-family detached townhomes. The final plat of Phase One
conforms to the prehminary plat. Phase Two of the development will hkely change
as the result of the County Road 13 access issues, wetland issues and because
additional land may be incorporated into the development. Any significant changes
to Phase Two will require a revised preliminary plat and a pubhc hearing.
Recommendation
Staff and the Planning Commission recommend that the City Council approve
the attached Ordinance No. 00- rezoning certain property to PUD
(Planned Unit Development) from R3 (Townhouse / Multifamily
Residential) based on the following of fact:
1. THAT THE REZONING IS CONSISTENT WITH THE CITY'S
COMPREHENSIVE PLAN.
2. THAT THE REZONING WILL NOT CREATE ADVERSE IMPACTS TO
ADJACENT USES.
3. THAT THE REZONING TO PUD WILL ALLOW FLEXIBILITY OF DESIGN
AND HOUSING TYPES TO BETTER MEET THE NEEDS OF RESIDENTS.
Bo
Staff and the Planning Commission recommend that the City Council
grant approval of the preliminary plat of Twin Lakes Townhomes,
Public Hearing Case No. P 00-7, with the following conditions:
THAT THE COMMENTS OF THE COUNTY HIGHWAY ENGINEER BE
INCORPORATED INTO THE DEVELOPMENT PLANS AND THAT AN
ACCESS PERMIT BE OBTAINED FROM SHERBURNE COUNTY FOR THE
PROPOSED ACCESS ONTO COUNTY ROAD 13 PRIOR TO
CONSTRUCTION.
2. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL.
3. THAT THE PLAT AND DEVELOPMENT CONFORM TO THE CITY OF ELK
RIVER ORDINANCES.
THAT THE DEVELOPER PROVIDES HOMEOWNERS ASSOCIATION
DOCUMENTS FOR THE CITY ATTORNEYS REVIEW AND APPROVAL
PRIOR TO THE RECORDING OF THE FINAL PLAT.
\\elkriver\sys\shrdoc\planning\stevewen\ccmmo\pOO-7.doc
Memo to the Mayor and City Council/P 00-7
July 24, 2000
Page 8
5. 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 WITH SHERBURNE COUNTY.
PARK DEDICATION FEE AND TRAIL FEE IN THE AMOUNT REQUIRED
BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO
RELEASING THE PLAT FOR RECORDING WITH SHERBURNE COUNTY.
THAT AN EASEMENT BE PROVIDED FOR A CITY TRAIL AS
RECOMMENDED BY THE PARK AND RECREATION COMMISSION OVER
THE EAST AND WEST TRAILS TO ALLOW PUBLIC ACCESS.
8. THAT THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO
THE PRELIMINARY PLAT AND SITE PLANS.
9. THAT ALL LANDSCAPED AREAS BE IRRIGATED.
10. THAT PHASE TWO BE CONTINGENT ON THE RECOMMENDATIONS OF
THE TECH PANEL AND ARMY CORPS OF ENGINEER REVIEWS.
11. THAT THE DEVELOPER OBTAINS WRITTEN APPROVAL FROM THE
UTILITIES TO GRADE IN THE GAS AND POWER LINE EASEMENTS.
12.
THAT THE PARKING AND PAVEMENT BE REMOVED FROM THE 6?H
STREET BOULEVARD WHERE DISRUPTED BY UTILITY WORK AND
RESTORED WITH TURF.
13.
THAT ANY PROPOSED DEVELOPMENT SIGNS BE SHOWN ON THE
DEVELOPMENT PLANS AND THAT A SIGN PERMIT BE OBTAINED FROM
THE CITY PRIOR TO INSTALLATION OF ANY SIGNS.
14. THAT THE PRIVATE ROADS BE RESTRICTED TO PARKING ON ONE
SIDE OF THE STREET WITH SIGNS INDICATING NO PARKING.
15.
THAT ANY TREES ON OR OFF SITE, NEAR THE LIMIT OF GRADING,
THAT ARE TO BE PROTECTED, BE FENCED WITH A SNOW FENCE
PRIOR TO TREE REMOVAL OR CONSTRUCTION OF THE PUBLIC
IMPROVEMENTS AT THE DRIPLINE TO PREVENT DAMAGE TO TREES
BY INADVERTENT GRADING, EROSION, SOIL COMPACTION AND
STORAGE OF DEBRIS OR EQUIPMENT IN THE TREES.
16. THAT RIGHT-OF-WAY BE GRANTED FOR THE LINE AVENUE CUL-DE-
SAC.
Co
Staff and the Planning Commission recommend that the City Council
grant approval of a conditional use permit for Twin Lakes Townhomes,
Public Hearing Case No. P 00-7, with the following conditions:
THAT THE COMMENTS OF THE COUNTY HIGHWAY ENGINEER BE
INCORPORATED INTO THE DEVELOPMENT PLANS AND THAT AN
ACCESS PERMIT BE OBTAINED FROM SHERBURNE COUNTY FOR THE
\\elkriver\sys\shrdoc\planning\stevewen\ccmmo\p00-7.doc
Memo to the Mayor and City Council/P 00-7
July 24, 2000
Page 9
PROPOSED ACCESS ONTO COUNTY ROAD 13 PRIOR TO
CONSTRUCTION.
2. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL.
3. THAT THE PLAT AND DEVELOPMENT CONFORM TO THE CITY OF ELK
RIVER ORDINANCES.
THAT THE DEVELOPER PROVIDES HOMEOWNERS ASSOCIATION
DOCUMENTS FOR THE CITY ATTORNEYS REVIEW AND APPROVAL
PRIOR TO THE RECORDING OF THE FINAL PLAT.
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 WITH SHERBURNE COUNTY.
e
PARK DEDICATION FEE AND TRAIL FEE IN THE AMOUNT REQUIRED
BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO
RELEASING THE PLAT FOR RECORDING WITH SHERBURNE COUNTY.
THAT AN EASEMENT BE PROVIDED FOR A CITY TRAIL AS
RECOMMENDED BY THE PARK AND RECREATION COMMISSION OVER
THE EAST AND WEST TRAILS TO ALLOW PUBLIC ACCESS.
8. THAT THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO
THE PRELIMINARY PLAT AND SITE PLANS.
9. THAT ALL LANDSCAPED AREAS BE IRRIGATED.
10. THAT PHASE TWO BE CONTINGENT ON THE RECOMMENDATIONS OF
THE TECH PANEL AND ARMY CORPS OF ENGINEER REVIEWS.
11. THAT THE DEVELOPER OBTAINS WRITTEN APPROVAL FROM THE
UTILITIES TO GRADE IN THE GAS AND POWER LINE EASEMENTS.
12.
THAT THE PARKING AND PAVEMENT BE REMOVED FROM THE 6?H
STREET BOULEVARD WHERE DISRUPTED BY UTILITY WORK AND
RESTORED WITH TURF.
13.
THAT ANY PROPOSED DEVELOPMENT SIGNS BE SHOWN ON THE
DEVELOPMENT PLANS AND THAT A SIGN PERMIT BE OBTAINED FROM
THE CITY PRIOR TO INSTALLATION OF ANY SIGNS.
14. THAT THE PRIVATE ROADS BE RESTRICTED TO PARKING ON ONE
SIDE OF THE STREET WITH SIGNS INDICATING NO PARKING.
15.
THAT ANY TREES ON OR OFF SITE, NEAR THE LIMIT OF GRADING,
THAT ARE TO BE PROTECTED, BE FENCED WITH A SNOW FENCE
PRIOR TO TREE REMOVAL OR CONSTRUCTION OF THE PUBLIC
IMPROVEMENTS AT THE DRIPLINE TO PREVENT DAMAGE TO TREES
BY INADVERTENT GRADING, EROSION, SOIL COMPACTION AND
STORAGE OF DEBRIS OR EQUIPMENT IN THE TREES.
\\elkriver\sys\shrdoc\planning\stevewen\ccmmo\p00-7.doc
Memo to the Mayor and City Council/P 00-7
July 24, 2000
Page 10
16. THAT RIGHT-OF-WAY BE GRANTED FOR THE LINE AVENUE CUL-DE-
SAC.
D. Staff recommends that the City Council approve Resolution No. O0-
granting final plat approval of Twin Lakes Townhomes.
\\elkriver\sys\shrdoc\planning\stevewen\ccmmo\pOO-7.doc
1
175~
LOCATION
~ o~~ ZONING
Ell ' River
MAPcu oo-,s
13065 Orono Parkway. P.O. Box 490 CASE:p00-7
~-,k Ri~.~, ~N ~s33o ZC 00-5
I~TACHED T(Y~qH(:~aE$ - 33,
TOTAL- 71
/
1'WIN LAKES 'rOWNHOMES
ELK RIVER~ MINNE~O'rA
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,,,. ,,~ _,. T"~N LAKE: TOWNHOMES PRE:UMINARY LANDSCAPE PLAN .~ 3
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Total N.e~ - 975,553 +/- Sq. Ft. (22.59 Acte,)
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E~h let 5,280 +/- Sq. FL
~3od (d.dlcotad) - 52,502 +/- s~. rt (t.21 Acre~)
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SCALE ~1 FEET
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0 50 100 200
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LEGEND
DENOTES MAI~IOLE
DENOTES CATCI-~AS~I
DENOTES HYDRANT
DENOTES UTLITY POLE
DENOTES SIGN
DENOTES SANITARY SEWER
DENOTES STORM SEWER
DENOTES WATERMAJN
DENOTES GAS MAIN
DE:NOTES OVERHEAD WRES
DENOTES UTILITY RISER
L~el d#o-i~tion and emement~ m'e, vi~ed by c~enL
G'a~ng and uti~ty pkan~ ~ i~o~eed by PM F.J~ine~in~ ~.
TYPICAL TOWN HOUSE LOTS
DOUBLE UI'aTS
S~GLE UNITS
33 33
ROAD ROAD
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PROPOSED LOT LINES
PRELIMINARY PLAT OF:
TWIN LAKE
TOWNHOMES
CiTY OF ELK RIVER, MN.
!
SHEET 1 OF 1 SHEET
TWIN
LAKE
TOWNHOMES
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A
LOT SURVEYS COMPANY~ INC,
LAND SURVEYORS
CITY OF ELK RIVER
SHERBURNE COUNTY, MN.
FOR THE PURPOSES OF THIS PLAT THE NORTH LINE OF
THE SWl/4 OF THE NWl/4, SECTION 3.5, T33, R26, IS
ASSUMED TO BEAR NORTH 89°52' 20" EAST.
DENOTES 112 INCH BY 14 iNCH IRON PIPE SET
WITH A PLASTIC PLUG STAMPED R.L,S. 21753,
TO BE SET WITHIN ONE: YEAR OF THE
RECORDING DATE OF THIS PLAT.
o DENOTES IRON MONUMENT FOUND
SCALE IN FEET
0 50 100 2OO
SCALE: 1 i~ - 100 feet
DATE RECEIVED
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SHEETS
SHEET 2 FO 2
BLOCK 1
PRELIMINARY G~ADING Pt. AN
I~N LAKES
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oUND~T ION ELAN
cH O sWard R, Green Oompany
ULTING ENGINEERS
June 22, 2000
File: 809790J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, Minnesota 55330
RE:
TVVIN LAKES TOWNHOME DEVELOPMENT
CITY OF ELK RIVER, MINNESOTA
Dear Ms. McPherson:
As requested, we have reviewed the submittal package for the Twin Lakes Townhome
Development. The plan set contained three sheets: preliminary site and utility plan, preliminary
grading plan, and preliminary landscape plan. All three plans were prepared by Pioneer
Engineering and had a revision date of June 19, 2000. Based upon our review, we offer the
following comments:
A. Preliminary grading plan
There are several locations on the grading plan with rear yard storm sewer inlets
and storm sewer which flows through side yards. In each of these locations an
emergency overflow elevation needs to be established and shown on the grading
plan. City policy is that all adjacent buildings to these emergency overflows need
to have the lowest opening at least one foot above the emergency overflow.
The large wetland complex in the southwest corner of the site has a hundred
year high water level shown at 908.8. It appears from the existing topography
that this elevation may come very close to flooding the building located just west
of the site on 5th Street. More information is needed relevant to this high water
level.
There are wetland impacts shown in the east corner of the plat where the existing
ditch flows. These will need to go through Steve Rohlf's office relative to the
wetland process. It is my understanding that the developer's intent is to take that
portion of the plat and make it a second phase so that there is adequate time
allowed for the wetland process to be followed.
Building 34/35 has been lowered slightly so that the proposed retaining wall
between that building and the adjacent property is lower in height. It appears
that the retaining wall will be approximately four feet in height. As discussed at
the last Planning Commission meeting, no grading should be allowed within the
drip line of trees along the perimeter of the two private properties located in the
Lt~062200-McPherson.doc
1326 Energy Park Drive o St. Paul, MN 55108 o 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Ms. McPherson
June 22, 2000
Page 2
center of the site. This location appears to meet that requirement with that
retaining wall located approximately ten feet from the neighboring property and
no grading needed between the retaining wall and the property line.
This is not true of the proposed retaining wall behind building 40/41 and 42/43.
Here there are missing contours between the retaining wall and the property to
the south. The original grading plan dated May 15, 2000, showed approximately
six to eight feet of fall from the neighboring property line to the retaining wall.
There were contours throughout the area between the retaining wall and the
property line. Clearly, this area would not meet the requirement of no grading
under the drip line if in fact this area of the neighboring property is treed. This is
difficult to determine because nowhere on the Pioneer submittal is existing
vegetation showing.
Crossing under Twin Lakes Road (CSAH 13) near Building 71 there is an
existing 66" RCP culvert. The storm sewer plan shows building a manhole over
this structure and extending storm sewer each direction. It is unclear how this
will be accomplished since a manhole structure around a 66" pipe would need to
be huge. Another issue in this location is the fact that the storm sewer shown will
be a private utility but it is shown constructed partially in the Twin Lakes Road
right-or-way. We question whether or not there is even sufficient room for this
construction with the other utilities which may be located here. We also question
whether a private utility should be built in a public right-of-way.
Elsewhere throughout the site, the private storm sewer is constructed through the
driveways of the various homes. We would suggest that it would be a better
design to add an additional manhole structure where necessary and keep the
storm sewer construction in the street locations, rather than having it shortcut
through the driveways.
On Thursday, we just received revised storm drainage calculations which we
have not yet reviewed. We will advise you of our findings after the review is
complete.
Preliminary site and utility plan
1. The road layout in the development provides for cul-de-sacs coming from various
directions. City staff asked for these roads to be constructed as cut-de-sacs to
eliminate any potential cut-through traffic from CSAH 13 to Barrington Place in an
attempt to shortcut the collector roads in the area. The site plan does show a
20'-wide fire lane access detail for construction linking the two cul-de-sacs in the
northern part of the development. This should adequately address emergency
vehicle concerns.
2. The water main is looped throughout the site connecting at two locations to the
existing water main on CSAH 13 and in a third location to the existing water main
in 6th Street. There appeared to be adequate hydrants and valves shown on the
Ltr-062200-McPherson.doc
Howard R, Green Company
CONSULTING ENGINEERS
Ms. McPherson
June 22, 2000
Page 3
plans. These will be reviewed in greater detail with the Fire Chief and the Elk
River Municipal Utilities when construction plans are prepared.
This area will ultimately be served by the high pressure water zone in the City.
Therefore, each water service should be provided with a pressure-reducing valve
when installed.
Sanitary sewer service is provided from two locations off of Twin Lakes Road.
The layout appears adequate to provide service to the proposed units.
The sanitary sewer and water systems within this development will be considered
public. Therefore, adequate drainage and utility easements need to be provided
so that the City and Elk River Municipal Utilities can legally access the site to
operate and maintain the public utilities. This can be accomplished either by
creating a drainage and utility easement over the entire common space or by
describing a specific drainage and utility easement to encompass the sewer and
water.
Eight-foot wide trails have been added throughout the development as discussed
at the last Planning Commission meeting. We question whether 8' is wide
enough or would the Park and Recreation Commission prefer 10', which is
typically their standard.
The street section shown which will be private is 28' wide. At this width, parking
would be allowed on one side of the roadway. At the last Planning Commission
meeting, there was some discussion about whether or not additional off-street
parking stalls are needed throughout the development. We would suggest that
they are not needed because of the long stretches of roadway with no driveways
or units on one side. This will provide ample space for on-street parking at four
or five locations throughout the development.
The site plan shows providing the additional half of cul-de-sac for Line Avenue in
the northwest corner of the development is also providing sewer and water stubs
extending at one location to the property line to the north.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
Terry J. Maurer, P.E.
Cc: Daryl Thompson, Riverside Development
Ltr-062200-McPherson.doc
Howard R, Green Company
OONSULTING ENGINEERS
Howard R, Green Gompany
QONSULTING ENGINEERS
July 19, a000
File: 809790J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE:
TWIN LAKE TOWNHOMES DEVELOPMENT
FINAL PLAT
CITY OF ELK RIVER, MINNESOTA
Dear Ms. McPherson:
As requested, we have reviewed the final plat for Phase I of the Twin Lake Townhomes
development. Essentially, the first phase of this development is the platting of the single-unit
buildings. There are two outlots in the plat: Outlot A and Outlot B. Outlot A is the northeast
portion of the plat which is planned for the twinhome units. Outlot B is just southwest of the
exception, and it is my understanding that this has been left as an outlot due to ongoing
negotiations with one of the landowners in the exception about including his property in the plat.
We understand Outlot A has been left this way due to continuing discussions with Sherburne
County regarding access onto CSAH 13. We have met with Rhonda Lewis, Assistant County
Engineer, to discuss their initial review of this development. The County has indicated that
where the original outlet was shown on CSAH 13 in Outlot A was unacceptable. This is due to
the County access management guidelines that require driveways to be directly opposite each
other at a minimum spacing. The County has previously reviewed the preliminary plat of Trott
Brook Farms and their northerly access point would be just to the northeast of the proposed
Twin Lake Townhomes access onto CSAH 13. For this reason, the County will not permit the
access in its original position. The County would like to see the access for Twin Lake
Townhomes moved to the northeast to align itself opposite the Trott Brook Farms' northerly
access point.
A couple other issues that should be mentioned follow. First, the Tyler street alignment that the
City is constructing and will turn over to the County as the realignment of CSAH 13 has a right-
of-way width of 120 feet. When it meets up with the CSAH 13, the existing right-of-way width is
100 feet. It should be verified that Sherburne County does not want additional right-of-way on
the old CSAH 13 alignment and that a 100-foot right-of-way is sufficient for their needs.
Second, how will sanitary sewer and water service be provided to the first phase of this plat?
The preliminary drawings indicated that the route for sanitary sewer would be across Outlot A
and that the watermain would be looped across Outlots A and B. Easements may be
Ltr-071900-McPherson.doc
1326 Energy Park Drive · St. Paul, MN 55108 ° 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Ms. Michele McPherson
July 19, 2000
Page Two
necessary across both these outlots to provide service to the first
Townhomes.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
Terry J. Maurer, P.E.
phase
of Twin
Lake
Ltr-071900-McPherson.doc
Howard R, Green Company
CONSULTING ENGINEERS
May 31, 2000
Sherbu
PUBLIC WORKS DEPARTMENT
Rhonda F. Lewis, P.E.
425 Jackson Avenue
Elk River, MN 55330
[7631 241-7030 · 800-594-5208
Stephen Wensman
City of Elk River Planning Department
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: Twin Lakes Townhomes
Dear Mr. Wensman;
After reviewing the proposed preliminary plat, an access permit will be required with the following conditions:
1) The County is very concerned with the access location as shown and how it ties into the realignment
of CSAH 13. Specifically, the access is very close to where the curve ends, where the median ends,
and where the four-lane transitions to two-lanes. This is not a good location to introduce an access
that will be generating so much traffic.
2) Since the access will be generating a fair amount of traffic, the County will be requiring turnlanes.
In this location we feel it would be best to put in a left turnlane and a right turnlane. From the copies
of the proposed plat that we received it is extremely difficult to see just how this requirement might
be met.
3) Based on the information submitted the County will NOT grant an access permit.
If you have any questions or concerns please do not hesitate to call me at the above phone number.
Sin;erely'
'j~'onda F. Lewis, P.E.
Assistant County Engineer
Kathy Heaney, Co. Atty.
Nancy Riddle, P&Z
John Oliver, Co. Surveyor
Dave Schwarting, Co. Eng.
RESOLUTION NO. 00 -
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
Twin Lakes Townhomes
Case No. P 00-7
WHEREAS, application has been made for final plat approval, pursuant to
Section 1008.08 (1)(c) of the Elk River City Code of Ordinances, of the property
legally described on attached Exhibit A and hereinafter referred to as "the
Property"; and
WHEREAS, the application for preliminary plat approval has been referred
to the Planning Commission which has given its advice and recommendation to
the City Council; and
WHEREAS, a preliminary plat of the Property was approved by the City
Council on May 15, 2000; and
WHEREAS, the proposed final plat is consistent with the preliminary plat
as approved by the City Council; and
WHEREAS, the proposed final plat complies with each of the conditions
set forth by the City Council in its approval of the preliminary plat of the Property;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF ELK RIVER, as follows:
It is hereby determined by the City Council for the City of Elk River as
follows:
The proposed subdivision is consistent with the Zoning Ordinance
and conforms with all of its requirements.
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.
Co
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
herein.
Eo
The proposed subdivision will not cause substantial environmental
damage.
Fo
The proposed subdivision will not conflict with easements of record
or with easements established by judgment of a court.
The proposed subdivision will not have an undue or adverse impact
on the reasonable development of neighboring land.
Final plat approval is hereby granted for the Property, subject to the
conditions set forth in attached Exhibit B.
The officers of the City are hereby authorized, once the conditions set
forth in Exhibit B are met and complied with, to sign the final plat for the
Property and to issue a certified copy of this Resolution giving final
approval of the plat.
The owner of the Property is authorized to record the final plat as required
by law and shall file proof of said recording with the City. No building
permits will be issued for the Property until the final plat is recorded.
This final plat approval shall expire one year from the date of this
resolution if the final plat is not recorded within that time.
The foregoing
resolution was introduced by Council Member
and duly seconded by Council Member
The following voted in favor of the Resolution.
The following voted against the Resolution:
The following were absent:
S:\DOCUMEN~RESOLUTI\P00-7.DOC Pal~e 2
WHEREUPON the resolution is adopted.
Passed and adopted this day of
,20OO.
Stephanie Klinzing, Mayor
CERTIFICATE
STATE OF MINNESOTA
COUNTY OF SHERBURNE
CITY OF ELK RIVER
I, the undersigned, being the duly qualified and acting Clerk of the City of
Elk River, Minnesota, hereby certify that the above resolution is a true and
correct copy of the resolution as adopted by the City Council of the City of Elk
River on ,2000.
WITNESS my hand officially as such Clerk and the corporate seal of the
City this ~ day of ,2000.
Sandra Peine, City Clerk
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this
, 2000, by Stephanie Klinzing, Mayor, City of
Minnesota.
Elk
day of
River,
Notary Public
S:\DOCUMEN~RESOLUTI\P00-7,DOC Page
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this
, 2000, by Sandra Peine, City Clerk, City of
Minnesota.
Elk
day of
River,
Notary Public
THIS INSTRUMENT WAS DRAFTED BY:
DOHERTY RUMBLE & BUTLER
3500 Fifth Street Towers
150 South Fifth Street
Minneapolis, MN 55402-4235
S:\DOCUMEN~RESOLUTI\P00-7.DOC 1~ a. ge 4
EXHIBIT A
Legal Description:
THE NORTH LINE OF THE SW ¼ OF THE NW ¼, SECTION 35, TOWNSHIP
33, RANGE 26, ASSUMED TO BEAR NORTH 89° 52' 20" EAST, SHERBURNE
COUNTY, MINNESOTA.
S:\DOCUMEN~RESOLUTI\P00-7.DOC Page 5
EXHIBIT B
o
'10.
11.
12.
13.
A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL.
THAT THE PLAT AND DEVELOPMENT CONFORM TO THE CITY OF ELK
RIVER ORDINANCES.
THAT THE DEVELOPER PROVIDES HOMEOWNERS ASSOCIATION
DOCUMENTS FOR THE CITY ATTORNEYS REVIEW AND APPROVAL
PRIOR TO THE RECORDING OF THE FINAL PLAT.
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 WITH SHERBURNE COUNTY.
PARK DEDICATION FEE AND TRAIL FEE IN THE AMOUNT REQUIRED
BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO
RELEASING THE PLAT FOR RECORDING WITH SHERBURNE COUNTY.
THAT AN EASEMENT BE PROVIDED FOR A CITY TRAIL AS
RECOMMENDED BY THE PARK AND RECREATION COMMISSION OVER
THE WESTERLY TRAIL TO ALLOW FOR PUBLIC ACCESS.
THAT THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO
THE FINAL PLAT AND DEVELOPMENT PLANS.
THAT ALL LANDSCAPED AREAS BE IRRIGATED.
THAT THE COMMENTS OF THE COUNTY HIGHWAY ENGINEER BE
INCORPORATED INTO THE DEVELOPMENT PLANS AND THAT AN
ACCESS PERMIT BE OBTAINED FROM SHERBURNE COUNTY FOR THE
PROPOSED ACCESS ONTO COUNTY ROAD 13 PRIOR TO
CONSTRUCTION.
A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL.
THAT THE PLAT AND DEVELOPMENT CONFORM TO THE CITY OF ELK
RIVER ORDINANCES.
THAT THE DEVELOPER PROVIDES HOMEOWNERS ASSOCIATION
DOCUMENTS FOR THE CITY ATTORNEYS REVIEW AND APPROVAL
PRIOR TO THE RECORDING OF THE FINAL PLAT.
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 WITH SHERBURNE COUNTY.
S:\DOCUMEN~RESOLUTI\P00-7.DOC Page 6
14.
15.
16.
17.
18.
19.
20.
21.
22.
23.
24.
25.
26.
27.
28.
PARK DEDICATION FEE AND TRAIL FEE IN THE AMOUNT REQUIRED
BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO
RELEASING THE PLAT FOR RECORDING WITH SHERBURNE COUNTY.
THAT AN EASEMENT BE PROVIDED FOR A CITY TRAIL AS
RECOMMENDED BY THE PARK AND RECREATION COMMISSION OVER
THE EAST AND WEST TRAILS TO ALLOW PUBLIC ACCESS.
THAT THE TRAIL / FIRE LANE BE DESIGNED AND CONSTRUCTED AS
APPROVED BY THE FIRE CHIEF INCLUDING A BREAK-AWAY BARRIER
APPROVED BY THE POLICE AND FIRE CHIEF'S.
THAT THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO
THE PRELIMINARY PLAT AND SITE PLANS.
THAT ALL LANDSCAPED AREAS BE IRRIGATED.
THAT PHASE TWO BE CONTINGENT ON THE RECOMMENDATIONS OF
THE TECH PANEL AND ARMY CORPS OF ENGINEER REVIEWS.
THAT THE DEVELOPER OBTAINS WRITTEN APPROVAL FROM THE
UTILITIES TO GRADE IN THE GAS AND POWER LINE EASEMENTS.
THAT THE PARKING AND PAVEMENT BE REMOVED FROM THE 6TM
STREET BOULEVARD WHERE DISRUPTED BY UTILITY WORK AND
RESTORED WITH TURF.
THAT ANY PROPOSED DEVELOPMENT SIGNS BE SHOWN ON THE
DEVELOPMENT PLANS AND THAT A SIGN PERMIT BE OBTAINED FROM
THE CITY PRIOR TO INSTALLATION OF ANY SIGNS.
THAT THE PRIVATE ROADS BE RESTRICTED TO PARKING ON ONE SIDE
OF THE STREET WITH SIGNS INDICATING NO PARKING.
THAT ANY TREES ON OR OFF SITE, NEAR THE LIMIT OF GRADING,
THAT ARE TO BE PROTECTED, BE FENCED WITH A SNOW FENCE
PRIOR TO TREE REMOVAL OR CONSTRUCTION OF THE PUBLIC
IMPROVEMENTS AT THE DRIPLINE TO PREVENT DAMAGE TO TREES
BY INADVERTENT GRADING, EROSION, SOIL COMPACTION AND
STORAGE OF DEBRIS OR EQUIPMENT IN THE TREES.
THAT RIGHT-OF-WAY BE GRANTED FOR THE LINE AVENUE CUL-DE-
SAC.
THAT THE DEVELOPER OBTAINS WRITTEN APPROVAL FROM THE
UTILITIES TO GRADE IN THE GAS AND POWER LINE EASEMENTS.
THAT THE PARKING AND PAVEMENT BE REMOVED FROM THE 6TM
STREET BOULEVARD WHERE DISRUPTED BY UTILITY WORK AND
RESTORED WITH TURF.
THAT ANY PROPOSED DEVELOPMENT SIGNS BE SHOWN ON THE
DEVELOPMENT PLANS AND THAT A SIGN PERMIT BE OBTAINED FROM
THE CITY PRIOR TO INSTALLATION OF ANY SIGNS.
S:\DOCUMENT~RESOLUTI\P00-7.DOC Page 7
29. THAT THE PRIVATE ROADS BE RESTRICTED TO PARKING ON ONE SIDE
OF THE STREET WITH SIGNS INDICATING NO PARKING.
30. THAT ANY TREES ON OR OFF SITE, NEAR THE LIMIT OF GRADING,
THAT ARE TO BE PROTECTED, BE FENCED WITH A SNOW FENCE
PRIOR TO TREE REMOVAL OR CONSTRUCTION OF THE PUBLIC
IMPROVEMENTS AT THE DRIPLINE TO PREVENT DAMAGE TO TREES
BY INADVERTENT GRADING, EROSION, SOIL COMPACTION AND
STORAGE OF DEBRIS OR EQUIPMENT IN THE TREES.
31. THAT RIGHT-OF-WAY BE GRANTED FOR THE LINE AVENUE CUL-DE-
SAC.
S:\DOCUMENT~RESOLUTI\P00-7.DOC Page 8
ORDINANCE 00 -
CITY OF ELK RIVER
AN ORDINANCE AMENDING THE
CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN
PROPERTIES AS DESCRIBED
CASE NO. ZC 00-5
The City Council of the City of Elk River does hereby ordain as
follows:
Section 1. The duly adopted Zoning Map of the City of Elk River is
hereby amended to rezone the properties described as:
See Attached Exhibit A
Section 2. The rezoning is being approved based on the following findings:
1. THAT THE REZONING IS CONSISTENT WITH THE CITY'S
COMPREHENSIVE PLAN.
2. THAT THE REZONING WILL NOT CREATE ADVERSE IMPACTS TO
ADJACENT USES.
3. THAT THE REZONING TO PUD WILL ALLOW FLEXIBILITY OF DESIGN
AND HOUSING TYPES TO BETTER MEET THE NEEDS OF RESIDENTS
Section 3. That this Ordinance shall take effect and be in full force
from and after the date of its publication.
Passed and adopted this 24th day of July, 2000, by the City Council
of the City of Elk River.
ATTEST:
Stephanie A. Klinzing, Mayor
Sandra A. Peine, City Clerk
EXHIBIT A
Legal Description:
THE NORTH LINE OF THE SW ¼ OF THE NW ¼, SECTION 35, TOWNSHIP
33, RANGE 26, ASSUMED TO BEAR NORTH 89° 52' 20" EAST, SHERBURNE
COUNTY, MINNESOTA.
s:\document\ordinanc\zcOO-5.doc