6.3. SR 08-16-2004MEMORANDUM
Item # 6.3.
TO:
FROM:
DATE:
Mayor and City Council
Chris Leeseberg, Planner
August 16, 2004
SUBJECT:
Case No. P 04-17
Request by TLM Land Holdings for a Preliminary Plat (Belmont
Estates)
Request
The applicant requests Preliminary Plat approval for Belmont Estates.
Location
South of County Road 12 at the Nixon Street alignment (west of Kliever Lake Fields)
Zoning/Land Use
Rl-c (Single Family Residential) / MR (Medium Density Residential)
120 Day Rule
In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be
taken on this request by August 27, 2004
Attachments
· Location Map
· July 15, 2004 Memo from the City Engineer
· July 22, 2004 Memo from the City Engineer
· Memo from Sherburne County
· Preliminary Plat
· Preliminary Plat (Akernate)
· Grading Plan
Memo to City Council/P 04-17
August 16, 2004
Page 2
Overview
The applicant is proposing a 32 lot single family development on a 14-acre parcel that will be
accessed from County Road 12 on the north and from the Elk Meadows/I~diever Lake
Fields subdivisions from the east at 180th Avenue.
The applicant has revised the plat slightly from what was presented at the Planning
Commission meeting. They will be purchasing additional land along Lots 1-5, Block 1 to be
able to provide these five lots. The plat the Planning Commission reviewed only had two
lots along that portion of Nixon Circle with one of the lots requiring a variance. With the
additional land, the applicant is proposing three additional lots. The new layout of lots does
not require any variances.
Analysis
The existing parcel has moderate topography and approximately one third of the site has
trees. The proposed plat is comprised of 32 lots that range in size from .27-acres to 1.04-
acres. The average lot size is approximately one third of an acre. The lots meet the
dimensional requirements for the Rl-c zoning district.
The Parks and Recreation Commission recommended that cash for 32 lots be paid for park
dedication.
Access and Circulation
Access to the sire will be from County Road 12 on the north and also from the development
to the east. Provisions for future connections to the north, south and west parcels are
addressed in the City Engineer's and Sherburne County Public Works memos.
Landscaping
No landscape plan was submitted with the revised plat. A plan will need to be submitted
that meets the ordinance requirements.
Grading. Drainage and Utilities
The City Engineer's memo addresses grading, drainage and utilities.
Planning Commission Actions
The Planning Commission unanimously recommended approval of the preliminary plat with
an additional condition that Nixon circle shall be platted to the south boundary to the plat.
S:\PLANNING\Case Files\2004\P 04-17 Belmont Estates\P 04-17_CC.doc
Memo to City Council/P 04-17
August 16, 2004
Page 3
Recommendation
Staff and the Planning Commission recommend that the City Council approve the
preliminary plat of Belmont Estates with the following conditions:
1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
2. ALL COMMENTS OF SHERBURNE COUNTY SHALL BE
ADDRESSED.
3. A SEALCOAT FEE SHALL BE PAID PRIOR TO RELEASING THE
PLAT FOR RECORDING.
4. A LETTER OF CREDIT IN THE AMOUNT OF 100% OF THE COST OF
THE IMPROVEMENTS SHALL BE SUBMITTED PRIOR TO
RELEASING THE PLAT FOR RECORDING.
5. THE APPLICANT SHALL EXECUTE A DEVELOPER'S AGREEMENT
OUTLINING THE TERMS AND CONDITIONS OF APPROVAL.
6. PARK DEDICATION SHALL BE IN CASH FOR 32 LOTS AND SHALL
BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
7. THE PLAT SHALL COMPLY WITH THE R1-C SETBACK
REQUIREMENTS.
8. A LANDSCAPE PLAN SHALL BE PROVIDED THAT MEETS THE
ORDINANCE REQUIREMENTS.
9. NIXON CIRCLE SHALL BE PLATTED TO THE SOUTH BOUNDARY
OF THE PLAT.
S:~PLANNING\Case Files\2004\P 04-17 Belmont Estates\P 04-17_CC.doc
TRAILS LEGEND
EXISTING SIDEWALK
FUTURE SIDEWALK
EXISTING PAVED TRAIL
FUTURE PAVED TRAIL
FUTURE TRAIL
FUTURE WIDENED SHOULDER
0
0
0
0
0
0
0
0
0
0
0
SITE
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0
0
0
0
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0
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DOT
PROPERTY
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River
Case Number.
Location Map
P04-17
TLM LAND HOLDINGS
Howard R, Green Company
july 15, 2004
File: 823960J-0240
Mr. Chris Leeseberg
City of Elk River
13065 Orono Parkway
Elk River, Minnesota 55330
Re: Belmont Estates
Prelimin~ Plat Review
Dear Mr. Leeseberg:
As requested, we have reviewed the submittal package for the Belmont Estates preliminary
plat. As you are aware, this proposed development lies just west of Elk Meadows Addition,
south of CSAH 12. The submittal package was prepared by Hakanson Anderson and
Associates and consisted of a site development plan dated June 15, 2004 and a preliminary
plat dated June 28, 2004. Based on our review and comments received at the staff review
meeting, we would offer the following comments:
Preliminary Plat
· At the staff review meeting there was discussion regarding the extension of Nixon
Circle to the south plat boundary. Consideration should be given to extending
Nixon Circle right- of-way to the south plat boundary so that in the furore when the
Brown property to the south is developed, Nixon Circle can connect with Olson
Circle.
· In most instances, staff would recommend that a 179~h Street right-of-way be
continued to the west plat boundary, but given the significant difference in
topography on the land lying to the west, staff does not feel this is necessary in this
development.
· Temporary cul-de-sacs will need to be constructed at both the south and north end
of Olson Circle. According to city policy, temporary cul-de-sacs must be
constructed to the same size as a permanent cul-de-sac and of the same material
including curb and gutter. Therefore, easements need to be provided for
construction of the temporary cul-de-sacs. These easements can be of a temporary
nature which would require them to be a separate document from the prelim/nary
plat.
2550 University Avenue West · Suite 400N · St. Paul, MN 55114 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Belmont Estates
July 15, 2004 Page 2
· The preliminary plat indicates Lots 1 and 2 of Block 1 will require a variance for the
depth of the lot. Actually Lot 1 can be considered to have frontage on CSAH 12
and therefore, does not require a variance. Staff would recommend granting of the
variance for Lot 2, Block 1.
· Drainage and utility easements for the various ponding areas and utilities outside the
rights-of-way are not shown on the preliminary plat.
Bo
Grading and Drainage Plan
· No drainage calculations were submitted. There is a proposed pond shown on the
grading plan at the rear of Lots 6 and 7, Block 2, however, given the amount of area
that drains to that pond, it appears the pond is relatively small. Also, city policy
requires that ponding areas be located such that access can be achieved by
maintenance personnel in the future from city rights-of-way.
· It was difficult to review the grading plan because it does not show house pads on
any of the lots nor the style of home or lowest floor elevations. Also, emergency
overflows and other items such as spot elevations in rear yards are not shown on the
grading plan at this time.
· There is a significant grade break problem near the proposed ponding location on
Lot 6. There is a 904 contour and then an 896 contour.
· There is an existing drainage and utility easement shown in the southeast corner of
the development, however, the plan indicates filling in this area. Is this drainage and
utility easement for underground facilities or overland flow?
· Because the project will disturb more than one acre of land, an NPDES construction
permit will be required by the Minnesota Pollution Control Agency. As part of the
permit, a Storm Water Pollution Prevention Plan (SWPPP) must be completed. This
must be submitted for review and approval by the City of Elk River. The SWPPP
should detail the anticipated pond maintenance schedule and public and private
responsibilities related to this maintenance. Again, the pond location does not allow
for access to perform these maintenance activities. Therefore, the pond design and
locations will need to be reconfigured to allow for access from rights-of-way.
C. Street and Utility
· The street access to CSAH 12 will require a permit from Sherburne County. It is
likely the permit, when issued, will require the construction of a right turn lane into
the site.
· No storm sewer calculations were submitted, so the layout of the storm sewer system
cannot be reviewed at this time.
· Sanitary sewer service will be provided to this site by extension of the existing sewer
system from the Elk Meadows development to the east. Sewage flow will eventually
go through the Kliever Lakes Fields lift station.
· Water service will also be extended from the Elk Meadows development. Although
the existing watermain is already looped to CSAH 12 and the watermain layout
provides an internal looping in the plat, essentially all but two of the lots will be
serviced from a long dead end until future loops are constructed with additional
development.
S:\PLANNING\Case Files\2004\P 04-17 Belmont Estates\07 15 04 Engineers ltr. doc
t-tn ^/ rct lq roo. n ,nmnanx/
Belmont Estates
July 15, 2004
· The location of hydrants and valves will be reviewed at the time of final plan
submittal.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
Terry J. Maurer, P.E.
Page 3
S:\PLANNING\Case Files\2004\P 04-17 Belmont Estates\07 15 04 Engineers ltr. doc
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Howard R. Green Qompany
July 22, 2004
File 823960J-0240
Mr. Chris Leeseberg
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Re: Belmont Estates
Preliminary Plat Review
Dear Mr. Leeseberg:
As requested, we have reviewed the revised submittal package for Belmont Estates
Preliminary Plat. The revised submittal package included a preliminary plat dated
7/21/04, preliminary site development plans dated 7/21/04, storm water management plan
dated June 28, 2004, and Storm Water Pollution Prevention Plan dated July 20, 2004.
Prior to this submittal, preliminary plans were submitted for review. Comments from the
previous submittal can be found in City Engineer, Terry Maurer's letter dated July 15,
2004.
A. Grading and drainage plan
The drainage calculations submitted have numerous errors and need to be
revised before they can be reviewed. For example the proposed pond near
the intersection of county road 12 and Nixon Circle is shown to have a
normal water level of 903.5. and the proposed elevation of Nixon Circle in
this area is 903.0 or 0.5 feet below the water level.
The proposed storm water ponds near the south end of the site has not
been modeled correctly in the drainage report. The report only shows one
pond in this location not two as shown in the grading plan. Additionally
the pond design, as shown on the grading plan, does not meet City of Elk
River standards. Examples of design requirements not met in the design
include maximum pond slope of 4:1, 10:1 bench at the normal water
level, 10 foot wide access around the pond with a maximum cross slope of
2°/% 1 foot of freeboard between the HWL and the top of the berm. The
ponding should be redesigned to meet all City standards and the drainage
report revised to properly model the design.
2550 University Avenue West · Suite 400N · St. Paul, MN 55114 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
· The grading and lot layout provides for very little buildable space on lot 8
block 2.
· The plan should indicate normal water level and 100 yr high water level
for all ponds and wetlands.
· The proposed garage elevations on lots 14 and 15, Block 2 are below the
street grade.
· The area at the rear of lots 2 and 3, block 3 does not drain and will hold
water.
A storm water pollution prevention plan (SWPPP) was included with this
submittal of plans. Many of the required issues have been addressed in the
SWPPP a few still need to be detailed. See the attached checklists used to
review the components of the SWPPP, the items circle have not been
addressed in the SWPPP. Item numbers 18 and 19 on the Storm Water
Pollution Prevention Plan review Checklist must be addressed and
calculations provided for review.
B. Street and Utility
The previous review noted that a right turn lane from east bound County Road
12 to south bound Nixon Circle would most likely be required by Sherburne
County. The revised plans show a right turn lane in this location.
· No details have been provided related to the size and inverts of the proposed
storm sewer
If you have any questions regarding any of the comments, please fell free to call.
Sincerely,
Howard R. Green Company
John M. Anderson, P.E.
July 7, 2004
City of Elk River
Attn: Scott Harlicker
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
JUL 0 200
PUBLIC WORKS
DEPARTMENT
Sherb
13880 Highway l0 West
Elk l~iver, MN 55330
(763) 241-701 $ · 800-594-5208
RE: TLM Land Holdings
Dear Mr. Harlicker;
We have reviewed the proposal for TLM Land Holdings located within the City of Elk River and
adjacent to CSAH 12 and offer the following comments. Access spacing on CSAH 12 is limited to 660
feet, with the approval of Nixon Circle we are creating a situation where there will be substandard
sPacing to the driveway for parcel 75-711-0105 (Cheney). We recommend that the developer be
required to relocate this access to the proposed Nixon Circle and restore the curb cut. Access to CSAH
12 for the proposed Nixon Circle location has been discussed with Peter Raatikka and Terry Maurer and
will be approved with the following conditions:
1. Access for Nixon Circle must align with the access to the north and create a four legged
intersection with CSAH 12.
2. Pay the required access permit and signage fees $850 necessary to meet our standards.
3. We require the construction of a full right turn on CSAH 12 for Nixon Circle.
4. Any proposed utility construction in our right of way will require a permit(s) from our office.
The developer is responsible for all costs associated with the construction of the access and right turn
lane, which includes but is not limited to the relocation and modification of catch basins and curbing.
Sherburne County has 50' of right of way in fee title in this area, however this construction requirement
will impact the wetland on parcel 75-002-1110 (Ruppeluis). The developer must address any issues
necessary to meet our construction standards. A slope easement agreement will be necessary.
If you have queStions or comments call me at 763-241-7013.
Sincerely,
Richard D. Corbin
Sherburne County Public Works
Cc:
Peter Raatikka, Hakanson Anderson Associates
Dave Schwarting, Public Works Director
Russ Heiling, Traffic Engineering
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