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5.2 PCSR 06-27-1995 rk/ A( ( / ITEM 5.2. MEMORANDUM tyof lkRi• ver TO: Planning Commission FROM: Gary Schmitz, Planning Assistant G DATE: June 27, 1995 SUBJECT: Preliminary Plat for Jeff Mastley and Randy Lindquist,Weatherwood Subdivision, Public Hearing Case No. P 95-1 REQUEST Jeff Mastley and Randy Lindquist are requesting preliminary plat approval to subdivide approximately 80 acres into 21 single family residential lots. LOCATION • The property can be generally described as that area lying east of Zebulon Street (County Road 72) and directly south of the Fairhaven Hills subdivision. ZONING/LAND USE R1A (Single Family Residential) LR (Low Density Residential). ATTACHMENTS • Location Map • Zoning Map • Preliminary Plat • Attachment A • Memo from Terry Maurer dated June 21, 1995 BACKGROUND The property consists of approximately 80 acres and is accessed by Zebulon Street to the west and the extension of Troy Street to the north. The preliminary plat also illustrates possible connections to adjacent properties providing a complete transportation system. All the parcels will have ID 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 individual septic systems and wells. There are two existing single family homes located on the proposed plat on Lot 1, Block 1, and Lot 6, Block 4. NATURAL FEATURES/WETLANDS The proposed plat has several wetland basins located throughout the property. The applicants have done a good job of avoiding the wetland areas, however, the developers are proposing to fill approximately a quarter acre of wetlands. The wetland filling areas are primarily for the construction of roads off of Zebulon Street to provide access to the site. The Wetland Conservation Act requires that any wetlands that are filled be replaced at a ratio of two to one. Therefore, if the applicant fills a quarter acre of wetlands it must be replaced with a half acre of created wetlands within the same County or watershed. Prior to the filling of any wetland area the applicants must provide a replacement plan showing where and how the wetlands will be mitigated. The replacement plan must be approved by the City Council and other agencies such as the DNR, Army Corps of Engineers, Minnesota Pollution Control Agency, Fish and Wildlife Service, etc. before any filling can commence. The wetland replacement plan must be approved by the City Council prior to approval of final plat. If the wetland replacement plan is not approved, the plat may need to be revised enough to necessitate further • review by the Planning Commission. WOODED AREAS The property has a wide mixture of existing vegetation. There are several pockets of wooded areas scattered throughout the plat as well as open areas and wetlands. The dominant tree species is oaks with a mixture of tree varieties near the wetland boundaries. With the placement of the roads, the applicant has done a good job of avoiding most of the wooded areas. Some of the homes are proposed to be constructed in wooded areas, therefore, a tree protection plan should be submitted with each proposed building permit. ROADS The proposed preliminary plat has two primary access points: The first one is located off of County Road 72 (Zebulon Street) from the west and the second involves the extension of Troy Street in the Fairhaven Hills subdivision. Troy Street currently dead-ends in the Fairhaven Hills Subdivision approximately 350 feet from the northern boundary of this plat, however, platted right-of-way does exist to extend Troy Street to service his plat. In fact, in 1987 when Fairhaven Hills was platted, Troy Street was rough graded to the southern boundary of the Fairhaven Hills plat in an • effort to put the surrounding residents on notice that this street will function s:planning:pc:-95-1 • as a through street. As a condition of this plat, Troy Street will be required to be extended through the Fairhaven Hills plat at the expense of the developers. Near the proposed 199th Avenue/Zebulon Street intersection the road alignment follows the current location of Mr. Mastley's driveway. The proposed alignment of 199th Avenue is only 20' from an existing house located in the exception along the western boundary of the plat, causing the house to become non-conforming in terms of front yard setback. Staff is proposing that 199th Avenue be shifted to the north approximately 15 feet so that the existing home in this location meets the required 35 foot front yard setback. This will require additional filling of wetlands which will need to be mitigated. Proposed streets are extended to the boundaries of the plat to provide future access to adjacent vacant properties. Attachment A shows how these roads can tie in with surrounding vacant property to provide a logical extension for future development. COUNTY DITCHES • The preliminary plat shows the location of several branches of County Ditch 28 which run through this property. The ditch is an underground tiled drainage system and is protected with a 60 foot wide easement area. A permit will be required from the County to cross the ditch for road or driveways. The developers have indicated that the ditch system is in need of repair to fix several broken tile lines. County approval is required prior to any maintenance on the County ditch system. Another issue related to the County Ditch System is an existing detached garage which is currently located within the ditch easement area on Lot 6, Block 4. Discussion should take place with the County related to the location of the existing detached garage. Possible options to address this issue include: 1. Remove or relocate the shed outside of the existing easement area or; 2. Stipulate to the property owner that if maintenance work needs to be accomplished in the county ditch in that particular location, the shed will need to be removed by the owner at their expense. Again, this issue should be taken up with the County. The developers will also have to work with the County Auditors office regarding a redistribution of the ditch assessment onto the individual lots of the plat. All the County ditch issues will need to be resolved prior to • recording the plat. • SEPTIC SYSTEMS As mentioned earlier, each lot is proposed to have an individual private septic and well system. Staff is concerned that some of the proposed parcels may not be able to support the location of two septic systems as required by ordinance due to the numerous wetlands and county ditches on site. Staff is also concerned that some of the proposed lots may not be able to support any type of septic system. Therefore, staff is proposing that the developer indicate on the preliminary plat the location of two septic systems prior to the City Council review of the preliminary plat. Soil borings may also be required for the questionable lots prior to final plat approval in order to determine that each parcel is buildable and can support a septic system. PARK AND RECREATION COMMISSION RECOMMENDATION At the April 12, 1995, Park and Recreation Commission meeting, the Commission recommended no trails or sidewalks be constructed with this plat and recommended a cash payment of $500.00 per lot for park dedication purposes. LOT SIZES • The subject site is zoned R1A, which requires a minimum lot size of 2.5 acres and 160 feet of frontage on a city street. The proposed plat consists of 21 lots which meet or exceed the minimum criteria. The lots range in size from 2.5 acres up to 16.7 acres. The majority of the lots are 2.5 to 2.7 acres in size. DRAINAGE Attached is a memorandum from City Engineer Terry Maurer regarding the proposed drainage and road issues. RECOMMENDATION Staff recommends approval of the preliminary plat to subdivide approximately 80 acres into 21 single family lots based on the following conditions: 1. A development agreement be prepared outlining the terms and conditions for plat approval and installation of improvements. 2. Comments outlined in the City Engineer's memo dated June 21, 1995, be addressed and incorporated into final plans for the • development. • 3. A surface water management fee in the amount required by the City at the time of final platting be paid prior to recording the plat. 4. Park dedication fees based on the per lot rate at the time of final plat approval. 5. All of the appropriate permits to fill and mitigate wetlands be approved prior to final plat approval 6. A tree preservation plan be submitted with each building permit where homes are constructed in wooded areas. 7. An NPDES permit be obtained for the grading associated with the development. 8. Proper erosion control be provided during construction. 9. The developer reimburse the City for costs associated with reviewing this plat prior to final plat review by the City Council. 10. The developer provide the City with a letter of credit in the amount • required by the City to cover the costs of the improvements. 11. Upon completing all the improvements and having them accepted by the City. A warranty bond in the amount of 25% of the improvement cost shall be submitted with the City for a one year period. 12. 199th Avenue at the intersection with Zebulon Street be shifted 15 feet to the north to provide the existing home a 35 foot setback in this location. 13. The developer work with the County regarding the ditch crossings, maintenance and redistribution of the ditch assessment prior to recording the plat. 14. Two septic locations must be shown on each parcel with proper setbacks prior to preliminary plat approval by the City Council . 15. Soil borings be required on lots that are questionable for supporting a septic system. This information must be submitted for review prior to final plat approval. • 16. Troy Street be extended through the Fairhaven Hills plat and upgraded to City standards at the developers expense. s:planning:pc:-95-1 • 17. Street lights be installed as required by Elk River Utilities. 18. A driveway be improved with either a bituminous or concrete surface from the edge of the street to ten feet within the property line. • • 111 S June 21, 1995 File: 230-270-11 CONSULTING ENGINEERS Mr. Gary Schmitz 1326 Energy Park Drive Planning Assistant St.Paul,MN 55108 City of Elk River 612-644-4389 13065 Orono Parkway 1-800-888-2923 P.O. Box 490 Fax:612-644-9446 Elk River, MN 55330 RE: WEATHERWOOD SUBDIVISION REVIEW Dear Mr. Schmitz: As requested, we have reviewed the submittal for the Weatherwood proposed plat. The submittal consisted of a one sheet Grading and Drainage Plan signed by Ken Gus and James Kyro. The plan was dated May 1995. Based on input from the concept review meeting held on June 13, 1995, and the follow-up meeting with the Developers on June 16, 1995, we would offer the following comments. CIVIL ENGINEERING ENVIRONMENTAL 1. The entrance road at the west end off of Zebulon Street causes the existing structures WAUNICIPAL on the exception to the plat to not meet building setbacks. It is recommended that the NNING road alignment be pushed further to the north in order to provide adequate setback SOLID WASTE distances for these existing structures. STRUCTURAL SURVEYING 2. Since this project is a rural subdivision, each lot should be able to support two septic TRAFFIC systems. The idea behind this is if the original system fails, a new system cannot be TRANSPORTATION built in that location; therefore, in order to upgrade a failed system a new site must be provided. It is questionable whether all lots in this plat can support two on-site ELECTRICAL/MECHANICAL ENGINEERING: septic systems in addition to a house pad. Some of the questionable lots would be HVAC Lot 3 Block 3, which has a treatment pond, ditch easement, and wetland all included POWER DISTRIBUTION within its boundaries. Another questionable lot would be Lot 6 Block 3, which has SCADA a relatively steep hill which makes it difficult to build conventional on-site sewage SYSTEM CONTROLS systems. We would recommend that the Developers show on each lot the locations for the proposed on-site septic systems in addition to the building site. In many cases, there will be some flexibility where these can be relocated in the future, but on some of these severely restricted lots it is important to demonstrate the ability to make the lot buildable prior to the plat being filed. In follow-up to this, we would also recommend that the City require soil borings on some of the lots which may be questionable relative to water table for the construction of an on-site sewage system. The Building and Zoning Department WFFICES IN: should be able to identify some typical lots in which the Developers could provide INNEAPOLIS soil boring information. This information would be valuable to the home builders in PRIOR LAKE the future as long as the septic system is proposed to be built in relatively the same ST.PAUL location as the soil boring. WASECA • Mr. Gary Schmitz June 21, 1995 Page Two 3. The plat does show a general storm drainage concept with catchbasins and small diameter pipe at low points which convey runoff, in some cases, to treatment ponds ultimately flowing to wetlands on the project site. Prior to final plat approval, the Developers should submit a detailed storm drainage plan including calculations on the treatment pond sizing and the total flow of runoff anticipated relative to the wetlands where it is expected to be stored. 4. The typical street section shown on the plan is incorrect. It indicates a total street width of 30 feet. The City requirement is 32 feet. This should be corrected to show an additional foot of width on each side of centerline. 5. The west end of 199th Avenue and the south end of Troy Street need to be provided with temporary cul-de-sacs for the turning of maintenance vehicles, school buses, and other types of large vehicles. Also, Troy Street to the north will need to be constructed beyond the plat boundaries to connect to existing Troy Street. 6. The preliminary plat should be revised to show drainage easements where appropriate around wetlands, treatment pond locations, or any other areas that storm drainage is • expected to flow. 7. Given the size of this development, an NPDES permit will be required. 8. On Lot 6 Block 4, there is an easement shown for the County Ditch 28 system which has some type of structure contained within it. If it can be clearly documented that the County draintile falls in this location, the building should be removed from the easement area. If it is unclear exactly where the draintile runs, perhaps it would be reasonable to allow the building there until work needs to be done in this area. However, if the building is not relocated, the owner should be put on notice that there is the potential that this will be required in the future. If you have any questions regarding any of these comments, please call. Sincerely, MSA, CONSULTING ENGINEERS Terry J. Maurer, P.E. • TJM:tw 230/270-2118.jun of River ZONING MAP P 95.01 P.C. Ba, 400 • 13CE5 Orono Parkway • Elk River. Y( N. =:-r , , ,,, ^n WEATHERWOOD SUBDIVISION II - � ;c — ,rte �.. '� I .• h,.•-'� _ .. •, � •1 _- > _._ �1 � f � \\ \. J w< � � I. /� `. >n _ \` �/./Y,. f 11 ,.�.... .4 i•rl'•I» -� - �\ \ 1' 1 .. 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