5.2. - 5.4. SR 10-11-1999
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ITEMS 5.~_-5.4.
River
ITEM #
MEMORANDUM
FROM:
The Mayor and City Council .
Stephen Wensman, Planner ~~
TO:
DATE:
October 11, 1999
SUBJECT:
Bridgeland Development Zone Change,
Preliminary Plat, and Conditional Use
Permit for Preserve Estates, Public
Hearing Case No. ZC 99-7, P 99-10 and CU
99-30
Reauest
Bridgeland Development requests:
.
A. Zone Change from RIA (Single Family) to PUD (Planned Unit Development).
B. Preliminary Plat and Conditional Use Permit for a 27 lot single-family
development.
Location
General Description: North of Oak Meadows subdivision, south of Knollwood, east
of Tyler Street, west of Trott Brook.
Zonina/Land Use
RIa (Single Family Residential) / LR (Low Density Residential)
Attachments
.
. Location map
. Preliminary Plat
. Preliminary Grading/Drainage Erosion Control Plan
. Tree Preservation Plan
. Shoreland tier requirements sheet
. DNR Shoreland PUD Tier Map
. Letter from the DNR, dated August 5, 1999
. Letter from the DNR, dated September 17, 1999
. Memo from City Engineer, September 15, 1999
. Soil Boring Summary
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330. TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo to City CounciI/ZC 99-7, P 99-10, CD 99-30
October 11, 1999
Page 2
.
Overview
Bridgeland Development is proposing to develop a 74.7 acre parcel located north of
Oak Meadows subdivision, south of Knollwood, east of Tyler Street and west of
Trott Brook. The developers propose rezoning the property to PUD, Planned Unit
Development, as allowed by the Shoreland Ordinance. A Conditional Use Permit is
also required by the PUD Ordinance.
The development will consists of 27, roughly 1 acre, single-family residential lots.
In addition, 50% of the site will be open space that will be protected from further
development by a conservation easement held in common by a homeowners
association. The open space will contain a walking trail, most likely a mown trail
that winds through the open space partially along an existing farm road.
The site was previously a small farm with some feed crops and cattle. Through the
center of the site between the pond and wetlands is a ridge with woods and fields.
The site has many constraints on development with its topography, wetlands, woods
and surrounding existing development. Both the pond and the Trott Brook are in
the Shoreland Overlay District, DNR protected, and subject to the restrictions of the
Shoreland Ordinance. The existing farmhouse will remain and be incorporated into
the development.
.
The developments surrounding the site consist of both 1 acre and 2.5 acre
developments. Oak Meadows to the south is made up of 2.5 acre lots and across
Tyler Street to the west, Knollwood is primarily 1 acre lots, similar to what the
applicant is proposing.
ProDosed DeveloDment Plans
The site layout consists of 27, roughly 1 acre lots fronting on a new road connecting
Polk St. and Tyler St. located on a ridge between the pond and wetlands. Some of
the lots will front on a spur road that provides future access to the Larson property
to the north. The DNR protected wetlands, under the Shoreland Ordinance, provide
the greatest site constraint and amenity. On the west side of the site is a Type 3,
6.01 acre, pond and on the east side ofthe site is the Trott Brook.
Shoreland Ordinance
.
The Department of Natural Resources has specific classifications for water bodies
located through out the City of Elk River. The pond on site is considered a Natural
Development Water, which has certain restrictions that extend 1000 feet beyond the
ordinary high water mark of the pond. The Trott Brook is a considered Tributary
Stream, which has certain restrictions that extend 300 feet beyond the ordinary
high water mark of the Trott Brook. Almost all of the parcel falls within this
restricted area and is subject to the Shoreland Ordinance and the criteria to
preserve the integrity of the natural resources.
\ \elkriver\sys \shrdoc \planning\stevewen \ccmmo \p99-10a. doc
Memo to City Council/ZC 99-7, P 99-10, CD 99-30
October 11, 1999
Page 3
.
Under the Shoreland Ordinance, the site can be divided into tiers of 400 foot
increments radiating out from the pond. Preserve Estates has 3 tiers from the pond
and most of the development occurs within the second tier. None of the development
occurs within the Shoreland of the Trott Brook.
Generally, the Shoreland Ordinance allows a certain density of development within
each tier. Some of the "base density" from one tier may be transferred to the next
as long as the receiving tier is further away from the pond. Besides "base density,"
an increase in density can be achieved by meeting various performance standards
such as additional open space, storm water management, vegetation protection and
landscaping. The developers have utilized increased density by increasing the
setbacks for septic systems and by protecting existing vegetation around the pond.
Attached is a density evaluation prepared by Terra Engineering, which outlines the
setback and density issues within the tiers.
Larry Krampka, from the DNR, has given preliminary approval subject to
conditions relating to the septic systems (See attached letter dated August 5, 1999).
Since August, the developers have submitted the Homeowners Association
documents for DNR review. (See DNR review letter, dated September 27, 1999).
Septic Systems
.
Typically, lots within Shoreland PUD's are required to utilize a clustered septic
system. The DNR has preliminarily agreed to allow individual septic systems if
under a homeowner's association maintenance agreement, subject to DNR review
and approval. Individual property owners will still own and be responsible for the
septic systems.
Due to the low nature of much of the plat, Engineering recommended having soil
borings of questionable septic areas on 10 of the proposed lots. From these borings
it was determined that five of the lots would require mound systems. Since the City
Engineers review and Memorandum, a revised Grading/Drainage Erosion Control
Plan indicates both the mound and conventional septic system locations. At the
request of the City Engineer additional soil borings have been made, however, no
review of the data has taken place.
A consideration of a clustered septic might be a preferred alternative to numerous
mound systems in the plat, although it would require MPCA review. The DNR has
reviewed the Homeowners Association Maintenance Agreement for septic systems
and has outlined two concerns that can be easily incorporated into the Homeowners
Association documents and shall be a condition of approval. Furthermore, at the
request of the Building and Zoning Department and because of the smaller lots,
individual septic field areas shall be fenced off during construction in order to
protect them from compaction (See attached Howard R. Green memorandum).
.
\ \elkriver\sys \shrdoc \planning\stevewen \ccmmo \p99-lOa.doc
Memo to City Council/ZC 99-7, P 99-10, CD 99-30
October 11, 1999
Page 4
. Homeowners Association
As part of the development, a homeowners association shall be created with
mandatory membership within the plat. The homeowners association shall hold
and protect the conservation easement and be responsible for maintenance of all
commonly held land and maintenance and inspection of individual septic systems.
The Homeowners Association document shall include language that addresses the
concerns of the DNR regarding septic maintenance. The City Attorney shall review
the documents and can answer any specific questions regarding such agreements.
Right-of- W av and Access
The developer will be constructing a new section of Polk Street into the Oak
Meadows subdivision to connect with the existing Polk Street cul-de-sac. Also, the
developer will be dedicating additional right-of-way for Tyler Street NW. All the
lots in the development will have internal street access.
Grading and Drainage
.
A revised Grading and Drainage /Erosion Control Plan was submitted on September
16, 1999, in response to the City Engineer's comments, however, there was not
adequate time to do a proper review of the revisions. The City Engineer will be at
the Public Hearing to answer any questions (See the attached Howard R. Green
memorandum).
Wetland Issues
Two wetlands in the proposed plat will be filled and will require mitigation. The
joint notification of applicable agencies was mailed on September 1, 1999, therefore,
the comment period ends on October 1, 1999. Final Plat will be delayed until the
notification period has ended.
Setbacks
The structure setbacks will be consistent with the underlying zoning district, RIa.
The Ordinary High Water line for the pond shown on the plans is in error. This will
effect setbacks for septic systems and structures. Within the Shore land of the pond
the septic and structure setbacks are 150 feet. In order to get a density bonus as
allowed by the Shoreland Ordinance, the setbacks are increased to 188' from the
Ordinary High Water line (See attached Howard R. Green memorandum).
Landscaping
One front yard tree and one street tree are required for each lot, two of each for
. corner lots. A landscape plan will need to be submitted prior to Final Plat.
\ \elkriver\sys \shrdoc \planning\stevewen \ccmmo \p99-10a.doc
Memo to City Council/ZC 99-7, P 99-10, CD 99-30
October 11, 1999
Page 5
. Tree Preservation
The tree preservation plan shows the likely grading limit (limit of tree removal)
with the septic systems in their proposed locations (See attached tree preservation
plan). To guarantee preservation of specific trees, trees intended to be saved, shall
have fencing at the drip line to prevent grading and storage of equipment or debris
within the dripline.
According to the Building and Zoning Department, mound septic systems function
best if they are unshaded and out of the root zone of trees. Many of the proposed
septic areas are tucked into wooded areas. It is likely that a greater number of
trees will be removed in order for individual mound septic systems to function
properly.
Park and Recreation
The Park and Recreation Commission recommended cash dedication to meet the
Park dedication requirements. The Comprehensive Park and Recreation Plan
identifies no trail or parks in this area. The common open space will meet some of
the recreation needs for this development.
Plannin!! Commission
.
At the August 24, 1999, Public Hearing, five residents raised questions or concerns
regarding the development. The residents were concerned about:
. Tree preservation
. Density
. Traffic
. Septic systems
Planning Commissioners were concerned about:
. Septic maintenance if the homeowners association is defunct.
. Septic systems near wetlands
. Whether the plat meets the intent of the PUD Ordinance.
. Future setback variances with smaller lots
. Whether a development in a PUD needed to be connected to sewer and water.
. Density
. Whether there is enough right-of-way for a detached trail along Tyler Street.
The developer and staff addressed most of the questions and concerns noted above.
The Planning Commission added the following two conditions:
.
23. THAT AN ADDITIONAL 10 FEET BE ADDED TO THE DRAINAGE AND
UTILITY EASEMENTS EAST OF TYLER, WHICH MAY BE USED FOR
TRAIL PURPOSES.
\ \elkriver \sys \shrdoc \planning\stevewen \ccmmo \p99-1 Oa.doc
Memo to City CouncillZC 99-7, P 99-10, CD 99-30
October 11, 1999
Page 6
.
24. THAT THE NUMBER OF LOTS BE REDUCED FROM THE REQUESTED
27 DOWN TO 24 LOTS.
Staff does not concur with the Commission's concerns about the density. To the
west, Knollwood West Addition contains many one acre lots without any preserved
open space. The proposed density appears to be in keeping with the land use near
the site. The City Attorney will be in attendance at the City Council meeting to
address any legal issues or concerns regarding the appropriateness of the PUD
process.
Recommendation
Staff and the Planning Commission recommended that the City Council approve the
rezoning from RIa (Single Family Residential) to PUD (Planned Unit Development)
based on the following findings:
1. A PLANNED UNIT DEVELOPMENT ALLOWS A COMPREHENSIVE
REVIEW OF DEVELOPING THE PROPERTY.
2. A PLANNED UNIT DEVELOPMENT ALLOWS FOR FLEXIBILITY IN
SUBDIVISION DESIGN.
.
Staff also recommends that the City Council approve the rezoning from RIa (Single
Family Residential) to PUD (Planned Unit Development) based on the following
finding:
3. THE REZONING IS CONSISTENT WITH THE COMPREHENSIVE PLAN
AND THE SHORELAND ORDINANCE.
The Planning Commission recommends approval of the Preliminary Plat and
Conditional Use Permit for a single family residential development with the
following conditions:
1. A DEVELOPERS AGREEMENT AND PUD AGREEMENT BE PREPARED
OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL
AND INSTALLATION OF IMPROVEMENTS.
2. ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED.
3. THAT WRITTEN APPROVAL IS OBTAINED FROM THE APPLICABLE
PROPERTY OWNERS, PRIOR TO GRADING OFF SITE ON PRIVATE
PROPERTY.
4. THAT SOIL BORINGS BE CONDUCTED ON LOTS AS REQUIRED BY
THE CITY ENGINEER PRIOR TO FINAL PLAT TO ENSURE
SUITABILITY FOR SEPTIC SYSTEMS.
5. THAT SEPTIC AREAS BE FENCED DURING CONSTRUCTION TO
PREVENT COMPACTION.
.
\ \elkriver\sys \shrdoc\planning\stevewen \ccmmo \p99-10a.doc
Memo to City CouncillZC 99-7, P 99-10, CD 99-30
October 11, 1999
Page 7
.
6. THAT A HOMEOWNERS ASSOCIATION DOCUMENT BE PREPARED,
SUBJECT TO THE CITY ATTORNEY REVIEW AND APPROVAL PRIOR
TO RELEASING THE PLAT FOR RECORDING WITH SHERBURNE
COUNTY.
7. THAT THE DNR REVIEW AND APPROVE THE HOMEOWNERS
ASSOCIATION MAINTENANCE AGREEMENT FOR INDIVIDUAL
SEPTICS PRIOR TO RELEASING THE PLAT FOR RECORDING WITH
SHERBURNE COUNTY.
8. THAT THE OPEN SPACE CONTAINED IN OUTLOTS A & B BE
PERMANENTLY PROTECTED WITH A CONSERVATION EASEMENT
AND RECORDED AT THE SAME TIME AS THE FINAL PLAT.
9. THAT THE HOMEOWNERS ASSOCIATION DOCUMENTS INDICATE
THAT THE OUTLOTS IN THE DEVELOPMENT ARE OWNED IN
COMMON BY ALL RESIDENTS OF THE DEVELOPMENT.
10. THAT STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER
UTILITIES.
11. THAT A LETTER OF CREDIT ISPROVIDED TO THE CITY IN THE
AMOUNT OF 100% OF THE COSTS OF PUBLIC IMPROVEMENTS.
.
12. 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 A ONE-YEAR PERIOD.
13. 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 WITH SHERBURNE
COUNTY.
14. 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.
15. A GRADING AND EROSION CONTROL PLAN AND DEVELOPMENT
PLAN BE SUBMITTED AND APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
16. THAT ANY TREES TO BE PROTECTED WITHIN THE LIMIT OF
GRADING OR OFF-SITE, BE FENCED TO THE DRIPLINE TO PREVENT
GRADING, COMPACTION, OR STORAGE OF DEBRIS OR EQUIPMENT.
17. ALL LOTS SHALL HAVE A BUILDABLE AREA LARGE ENOUGH TO
ACCOMMODATE A 70 'X 50' BUILDING PAD AND A DISTANCE OF 30
FEET BETWEEN THE HOUSE AND ANY WETLAND.
.
\ \elkriver \sys \shrdoc \planning\stevewen \ccmmo \p99-1 Oa. doc
.
.
.
Memo to City CounciVZC 99-7, P 99-10, CD 99-30
October 11, 1999
Page 8
18. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE
CITY ENGINEER BE PAID TO THE CITY PRIOR TO RELEASING THE
PLAT FOR RECORDING WITH SHERBURNE COUNTY.
19. A LANDSCAPE PLAN SHALL BE PROVIDED PRIOR TO FINAL PLAT.
THE LANDSCAPE PLAN SHALL INCLUDE FRONT YARD AND
BOULEVARD TREES AND LANDSCAPE SCREENING AS REQUIRED BY
ELK RIVER CITY ORDINANCE.
20. THAT A TEMPORARY CUL-DE-SAC IS INSTALLED AT THE NORTH
END OF POLK STREET NW IN THE PLAT AND AN EASEMENT BE
DEDICATED FOR THE TEMPORARY CU- DE-SAC.
21. MINIMUM SETBACK REQUIREMENTS FOR THE PRINCIPLE
STRUCTURE SHALL BE AS FOLLOWS:
FRONT YARD
SIDE YARD
GARAGE SIDE
REAR YARD
35 FEET
20 FEET
20 FEET
30 FEET
22. ACCESSORY STRUCTURE SETBACKS SHALL BE:
FRONT YARD
SIDE YARD
REAR YARD
35 FEET
20 FEET
30 FEET
23. THAT WETLAND MITIGATION BE FINALIZED PRIOR TO CITY
REVIEW OF THE PRELIMINARY PLAT.
24. THAT AN ADDITIONAL 10 FEET BE ADDED TO THE DRAINAGE AND
UTILITY EASEMENTS EAST OF TYLER, WHICH MAY BE USED FOR
TRAIL PURPOSES.
25. THAT THE NUMBER OF LOTS BE REDUCED FROM THE REQUESTED
27 DOWN TO 24 LOTS.
Staff recommends that the City Council concur with the Planning Commission's
recommendation, but strike condition 25. The proposed number of lots is consistent
with the surrounding land use.
\ \elkriver\sys \shrdoc \planning\stevewen \ccmmo \p99-10a.doc
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LOCATION
MAP
CASE:P 99-10
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: - 13065 .Orono :arkwMNay .55.330
I . Elk River.
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7/20/99
Preserve Estates, Elk River, MN
By: Pefer Knaeble, P.E. (Terra Engineering Inc.),
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Requirements per Elk River .
horeland pun Ordinance" '
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"Suitable Area" within Tier 3" .. '., . .
(800+' from Wirtz Pond OHW)
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"11.2 ac."'
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Single family residential lot size standard 2.5 ac:' , , . .... " .:
(v.:i~~.~~~~~~f,~~'f~rrn~ P~~d.~HW). ," '?::.':~'~:.::;~: '. !'
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"Base DensitY-Tier3 'lllots".'.'. .;.,~:;~,;';:':::~{-:""""".:;::~..
,.._._l.!~tal"BaseDensity-. ". ...._17.610ts::..:~:;... _ ...... :.~:~;~.:~f>..:.
~ji.::::s~p~n 's~a~ (maYin~~te:i:!~~i~~j~ :'iVi;?~f.~.tS.j!.:~j:~~1:J}i'~~'i;~;','
')' . - individual on-site sewage systems must have Association maintenance agreement (per Larry Krampka of DNR)
- setback increased from 25% from 150' to 188' from OHW (with vegetative manag~ment)
Cummulative #
Max. Max. .. Max.
Base Max. Density' Total · Total "
Density Density Increase Density Density
(units) Increase !w1i1sl (units) .(uni1sl
Tier 1 6.2 50% 3.1 9.4- 9.4
.. . Tier 2 6.8 100% 6.8 13.7 23.0
Tier 3 II 200% 9.0 1M.. . 36.5
Total 17.6 36.5 .
(Unit numbers may be transfen:ed to a higher tier,
but not to a lower tier)
Proposed Prelimary Plat:
No. of lots
Total site area (ae.)
Total area of Open Space (ae.)
27 . (lncl. ex. house)
72.8
36.4 % of total site =50.0%
No. homes in Tier 1
No. homes in Tier 2
No. homes in Tier 3
Total
4
18
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27
. Ex. house at 170' setback, the rest
are at 188'+ setback from Wirtz Pond OHW.
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-! f! ...1 DNR SIKlllElAIID PUD 11ER MAP =:Z=::"'-':" 1111 -- TERRA ENGINEERING, INC
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AreaHydrologist '. .. . ,..._ ~"'.: ......~. .' ..... .. ";.;.., ..'
-",David Hills, Re'gionat"Hydrologist ./. . 0.:.' .. . '. . .': ';,' . :.' '.- "
e)Peter Knaeble, Terra Engineering, Inc. '. . '.. .' . .
DNR Information: 612-296-6157. 1-800-766-6000 . TIY: 612-296-5484.1-800-657-3929
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Minnesota Department of Natural Resources
. DNR WATERS .
940 INDUSTRIAL DR., #103, SAUK RAPIDS, MN 56379-1235
. Phone No. (320) 255-2Q76
August 5, 1999
Michele McPherson
Director of Planning
City of Elk River
PO Box 490
Elk River, MN 55330-0490
Dear Ms. McPherson:
Preserve Estates Preliminary Plat, Unnamed Wetland 71-11W, Sherburne County
Thank you for the information regarding the referenced preliminary plat I have reviewed the concept previously .
over the phone with the project engineer. I would like to offer the f<;>llowing commen~ at this time. .
1)
There are' a couple of ~orrectio~s to the plat she~ts. First the vicinity map indicates the site is in Section 26.
. Secondly, the plat incorrectly refers to the basin as 71-238W. The basin that is located in Section 23 is
actual~y 11-11 W.. The OHW elevation of 936.90 also should be clearly marked on the plat
;' .~...t:: ;.'. . . _ ...' "'<:-'-~....._" _': ~>.':', I,. ....'.
. The project proposer has indicated that the individual sewage treatment systems will be managed by an
Association. I have indicated to the project engineer in the past that I am amenable to the idea. However,
the acceptability of the concept hinges on the level of responsibility and the nature of the Associations
authority. I also have indicated that the siting of the treatment systems should be done in a manner that
further removes the potential impacts of the systems on the surrounding resources. If flexibility is to be
granted in this area of the proposal, it appears reasonable to expect additional care would be taken in siting
the treatment systems. .: .
. . "'. ",r',.... " .,'...
I hope these comments are helpful. I certainly would like to see the portion of the Homeowners' Association
documents that deal with the treatment systems, before I endorse the plan. The concept is sound in my opinion,
however. If the Planning Commission is comfortable that the project is consistent with the intent of the ordinance I
have no objections to the project." . . '. .'.
'., _, . . . " ~ _f I '_l ,
I apolqgize for missing the earlier meetings on this project As you know, our office has been moving, which has
been a major disruption to service. However, I would also add that I was noi given sufficient notice for the last
meeting (one day). I will always do my best to participate on those projects you desire or need our input on in the
future. However, it is not uncommon for my schedule to be filled 2-3 weeks in advance, so please give me as much
lead time as possible. Thank you for your patience and please contact me if there any further questions or concerns.
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ft Printed on Ret'yc:led Paper Containing.
'-~ Minimum of 10'* Post-Consumer W..'te
: An Equal Opponunity Employer.
Who Values Diversity .
"Helping you protect Minnesota's water resources"
Sent By: RKH, PA;
~ I. lLUULJ LJNt(
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6124328011;
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Sep-28-99 8:31AM;
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Page 2/2
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FAX
Date: September 27, 1999
To: Richard Hocking
Co; Richard K. Hocking. P.A.. Law Offices
Dept:
Fax ##: 612-432.8011
PhoDe N: 612-432-8129
Area Hydrologist
SherbumcIWright Counties
3201255.3999
320/255-2984
Subject: Bridgebmd Development Compuy, PrClcrve EstateslElk River
Thank you for the telephone call regarding the Articles for establishing the Homeowners
Association (or thc referenced development. I have reviewed lhe original draft and as we
discussed, I had lhe following concerns end comments:
1.
1 recommcnded that the Homc Owners Association responsihililies include the regular
maintenance pump out of the septic tank. This is a regular scheduled function that could
be VCJy easily included into the annual inspection. It is very likely that the inspection can
be more complete if the tank is pumped out at the time of ins pee lion.
2. I also bad concern with the limited responsibility of the Home Owners Association in
dealing with deficient systems identified at inspection. As we discussed, I think that
language needs to be added that allows for a limited capital improvement fund to be
established for system repair/replacement and the means to take corrective action if a
property owner fails to take appropriate step. after receiving the inspection report. TIlis
could include the right of the Home Owners Association to assess property owners, to
gain access for the purposes of repairlrep1aeement of deficienL systems, and order/contract
for the immediate repair of a deficient system.
lfacceptable language that addresses these points is crafted I have no objeclion to the agreement.
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940 Industrial Dr. S., #103
Sauk Rapids MN 56379-1235
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Howard R. Green Company- "-
CONSULTING ENGINEERS
September 15, 1999
File: 807640-0240
Mr. Scott Harlicker
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: PRESERVE ESTATES ADDITION
Dear Mr. Harlicker:
We have reviewed the revised information provided by the developers of Preserve Estates.
Based on our review we would offer the following comments:
A. Grading Plan
).
. The concept for storm drainage on the grading plan has changed at the west end of 201 st
Avenue there are two catch basins located close to Tyler Street. A stub is extended out of
each catch basin to collect water from a natural low area. We question why the low area on
the north side of the road is not just eliminated with the grading of the site. This would
eliminate the need for the storm sewer stub on this side.
The stub on the south side goes to Lot 2, Block 2, which is the lot that contains the existing
house. The drain field for this existing house falls under the proposed road, therefore must
be reconstructed. This house is also impacted by the 188-foot setback from the ordinary
high water level. We understand from the developer's engineer that the DNR has now
established the ordinary high water level at 937.1 which will move the set back line
approximately 1 O-feet further from the wetland. We have two concerns with this lot relative
to the location shown for the primary and secondary drain fields. First of all the drain field
site falls within this low area being drained by the storm sewer. Obviously a septic system
can not be constructed in a low area which collects natural run-off. The second concern is
that the moving of the 188-foot setback squeezes this lot even further. We question
whether this lot has sufficient room on it to construct a new primary septic system and
account for a secondary septic system location.
. In Lot 8, Block 1 there is an easement connecting wetland number 6 and wetland number 7.
It appears that the actual low point between these two wetlands is not included but is just to
the west of the easement. If this is the case, the developer should show how he proposes
to grade this area so that overflow from wetland 6 will flow to wetland 7 within the provided
easement. The other option; of course, is to move and or expand the easement to
encompass the natural drainage in this area.
.
\\SPNWFS\VOL 1 IDA TA\PROJ\807640j\0240\640-1501.sept99.doc
1326 Energy Park Drive. St. Paul, MN 55108 . 651/644-4389 fax 651/644-9446 toll free 888/368-4389
.
.
.
Mr. Scott Harlicker
September 15, 1999
Page Two
+ At the south end where Polk Street connects to the Oak Meadows Addition there is grading
and slight filling of the wetland. The plan is at such a small scale that it is difficult to tell what
the slope of this grading is. We would recommend that this grading not exceed a 3: 1 slope
and that the grading provide a minimum 5-foot flat area immediately outside of the street for
snow storage, pedestrians and other utility needs.
+ There is a private trail shown throughout Outlot A and Outlot B. Both of these outlots are
proposed to have drainage and utility easements over the entire outlot. We first question
whether or not a private trail can be built within a public drainage and utility easement. We
wonder if there are any liability issues associated with this arrangement. The second
concern with the trail shown on Outlot B is at two locations it crosses the existing wetland
and at one of these locations there is a note on the plan that says "trail crossings of
wetlands to be approved by the City". Obviously the City cannot approve a trail crossing of
a wetland that would include any filling of the wetland. When this development was before
the Technical Evaluation Panel regarding the wetland issues, there was no discussion of a
wetland filling for trail purposes. These trail crossings of wetlands should be either further
detailed to show that they are to be bridge structures or they should be eliminated from the
plan.
+ It appears that in Lot 1, Block 2 the correction of the 188-foot setback from the ordinary high
water level may impact the house pad shown on this lot. The developer needs to assure
City staff that a reasonable house pad can be built on this lot with the required front yard
setbacks and the ordinary high water setback.
+ On the grading plan with a revision date of August 22, 1999 the plan shows an optional
retaining wall at the north end of Polk Street where it meets the adjacent property. On the
plan with a revision date of August 27, 1999, this retaining wall has been removed. It is
unclear whether or not the option of a retaining wall is being explored in this area.. If no
retaining wall is built, the developer must provide written permission to grade on this
abutting property before any mass grading begins. If a retaining wall is utilized in this area it
appears that it would be substantially higher than 4-feet in some locations. It will need to be
properly designed and a fence of some type located on the top for safety purposes.
+ The final grading plan submitted to the City for approval on this site should be submitted at
50 scale. The site should be broken into two pieces to keep the plan sheets a reasonable
size.
B. Wetland Issues
+ The joint notification regarding the wetland issues was mailed on September 1, 1999,
therefore the 3D-day comment period will end on October 1, 1999. After that date, Steve
Rohlf can bring the wetland issue to the City Council for action.
\\SPNWFSWOL 1\DATA\PROJ\807taQ\!d(gJJJJi'p~r~en Company.
CONSULTING ENGINEERS
~r. Scott Harlicker
WSeptember 15, 1999
Page Three
. The developers should verify whether or not a Corp of Engineers permit is necessary .for any
of the wetland issues on the project.
C. Septic System Analysis'
') .
. City staff asked the developers to perform soil borings on selected lots to determine the
suitability of the lots for septic systems. Ten lots were selected for this 'analysis. The
developers hired Eco-Systems Engineers, Inc. of Elk River to perform this analysis. They
performed soil borings on these 10 lots on September 1, .1999 and provided a written report
summarizing the borings on September 2, 1999. The report indicates that 5 of the lots
tested would require mound septic systems because of the seasonally high water table
found on these lots. The report goes on to estimate that the area required for a mound
drain field is approximately 3400 square feet. Therefore a primary and secondary location
would require a total of 6800 square feet. There are several lots where it is questionable
whether or not adequate space could be provided for the primary and secondary septic
location assuming a mound system. We did a cursor review of the grading plan relative to
this information and believe that it would be difficult to build two mound systems on Lot 8,
Block 1 and also potentially on Lot 4, Block 3. Lot 7, Block 1 may also be difficult given the
topography of the area available for septic systems proposed. On lots 10 and 11, Block 2 it
will be virtually impossible to provide 6800 square feet for septic systems between the
easement protecting the wetlands and the grading limits. Given this information, we would
recommend that the developer go back and further analyze the lots to determine if there are
any other ones requiring mound systems, then reevaluate the lot layout to ensure that the
6800 square feet can be provided on each lot requiring a mound system. This work should
be done before any final plat is considered and these areas need to be identified and
protected before any grading of the site has begun.
. In lots where it is tight to provide two locations for a septic system the location of wells on
the adjacent lots could also be an issue. The setback of a septic system from a deep well is
required to be 50-feet. Well locations, where necessary I should be noted on the plans so
that a well is not placed in a location which impacts the septic systems on an adjacent lot.
D. Storm Drain Calculations
. There are a number of storm sewer runs on the project which exceed the 10-feet per second
maximum velocity. These would include:
1. CB 9 to CB 8
2. CB 8 to OL 1
3. CB 7 to OL 6
4. CB 25 to OL 26
These runs of storm sewer should be reevaluated to determine if the maximum velocity can
be lowered to below 10-feet per second.
"
).
O:\PROJ\807640j\0240\640-1501'S~ward R. Green Company
CONSULTING ENGINEERS
e)
e)
e)
Mr. Scott Harlicker
September 15, 1999
Page Four
. No details were submitted to show how the outlet structures for ponds 1 and 2 will be
constructed and operated. These details need to be submitted with the final construction
plans. These outlets need to be the type that will trap floating debris.
. The identification of the ordinary high water mark will have an impact on NURP pond
number 2. The pond will need to moved to the north to stay above and out of the ordinary
high water elevation.
. 1 DO-year high water elevations should be shown for the proposed ponds. The top of the
berm should provide for a minimum of 1-foot of free board above the 1 DO-year high water
level.
If you have any questions or would like more detail on any of these comments please call.
Sincerely,
Howard R. Green Company
~-'~~.
Terry- J.J~urer, P.E.
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. J P CONSULTING ENGINEERS
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ECO SYSTEMS ENGINeeRING. INC.
333 East Main Street
P.O. Box 38S
Elk River. MN 55330
(612) 441-7509
(BOO) 554-7509
Fax: (612) 441.9176
September 2, 1999
FILE #S991oo1
Neal KIZyzaniak
Bridgeland Development
20141 Icenic Trail, Suite B
Lakeville, MN 55044
;.
. Dear Neal:
."
As requested, Eco Systems Engineering completed 10 soil borings on lots located
within Preserve Estates. located in the SW ~ Sec.-23. T. 33 N., R 26 W. of
Sherburne County. MN. The borings were completed on September 1. 1999, and
their locations have been staked and flagged The borings were done to determine
what type of individual sewage treatment system can be placed in the proposed
treatment system sites on each lot. The soil boring logs. soil survey information. and
approximate locations of the borings are enclosed.
.
Please keep in mind additional soil borings and pere tests must be conducted within
the actual drain field sites once the homes have been staked. Pending these final site
locations, the results of these additional borings may indicate a different type of
septic system than outlined below.
The Sherburne County soil survey was also reviewed prior to our visit, and our
findings closely correspond with the existing mapping ofEckvoll, Stonelake-Nebish,
and Beltrami soils on the site.
Block 2, LOiS "io'aii.d Yi (Soil Borings #01, #02); Block I, Lots} and 8 (Borings #06,
#07); and Block 3; LOt 4 (Soil Boring #10) would require mound septic systems. The
depth to seasonal high water table on these lots ranges from 12" to 48" from the soil
surface. A 3 bedroom home (2 bedrooms + finished basement) will require
approximately 2,800 sq. it. of area each for the primaIy and alternate drain field sites;
a 4 bedroom home (3 bedrooms + finished basement) win require approximately
3AOO sq. ft. fOT each drain field site.
.
Block. 2, Lots 7, 8~ arid 9 (Soil Borings #05, #04, #03), Block 1, Lot 9 (Boring #08),
and Block 2, Lot 1 (Soil Boring #09) would support in-ground trench septic systems.
The depth to seasonal high water table on these lots ranges from 54" to not observed
within 62" from the soil surface. A 3 bedroom home on these lots will requite
approximately 470 to 625 sq. ft. of area each for the primaIy and alternate sites; a 4
bedroom home will require approximately 630 to 830 sq. ft. of area.
.
.
.
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Neal KrzyzaniakIBridgeland Development
Page Two
September 2t 1999
Based on my field observations, careful drain field placement will be essential on
. BloclC3,Iiif4 'in order to avoid placing the drain field in areas subject to pending.
Please contact Bco. Systems at 441-7509 if you have any questions or require fwther
infonnation.
..:.
Enclosures: 16..
. cc w/enclosures: Peter Knaeble, Terra Engineeri11& 6001 Glenwood, Mpls. 55422
cc w/out enclosures: Steve Rohlf, City of Elk River. 13065 Orono Road, Elk River
55330
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