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5.4 ITEM 5.4. tyof � ~ � J�� 1' MEMORANDUM River TO: Planning Commission 41) FROM: Scott Harlicker, Assistant Planne DATE: July 23, 1996 SUBJECT: Bridgeland Development Co. Request for Preliminary Plat Approval (Eagle Ridge Estates), Public Hearing Case No. P 96-7 Request Bridgeland Development Company is requesting preliminary plat approval to subdivide approximately 80 acres into 24 single family residential lots. Location • The property is located on the west side of Filmore Street NW near the intersection of Filmore Street and 178th Avenue NW. The south 1/2 of the northwest 1/4 of Section 1, Township 32, Range 26. Zoning/Land Use Rla (Single Family Residential) / LR (Low Density Residential) Attachments • Location Map • Zoning Map • Preliminary Plat • Letter from City Engineer dated July 17,1996 • Minutes from Park and Recreation Commission meeting dated July 10, 1996 • Sketch of proposed location for ROW to property to the south • Letter from UPA dated July 17,1996 Background In 1985 the record owners of the east 40 acres of the subject 80 acres, Bruce and Richard Goetz applied for and were granted a two lot administrative subdivision • approval. The administrative subdivision created two 20 acre lots. The 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 • remaining 40 acres of the subject 80 acres has not been subject to any previous planning approvals. During the recent update to the Comprehensive Plan, this area was considered for inclusion in the urban service area. However, this area was eventually eliminated and is now not included. If this area is developed as 2 1/2 acre lots, it is not likely to be included in any future consideration of expansion of the urban service area due to the difficulty and public cost of such a project. Because of the site's proximity to Klievers Marsh, 15 lots are included in the Shoreline Management Zone. Klievers Marsh is classified as a natural environmental lake and all land within 1000 feet of the ordinary high water mark (OHW) are subject to the regulations found in the Shoreline Management Ordinance. The ordinance's impact on this project relates to lot width. The minimum lot width is increased from 160 feet to 200 feet for all lots within 1000 feet of the OHW. The Shoreline Management Ordinance does not impact the lot size requirements for this particular project. Existing Conditions The preliminary plat request involves three parcels of land. One 40 acre lot • contains a single family house, a 20 acre lot contains a temporary structure and the other 20 acre lot is farmland. The southwest corner of the site is wetlands and part of Klievers Marsh. There is also a large wetland area in the northeast portion of the site that is associated with a county drainage ditch. There are some significant changes in topography on the site. The eastern portion is level, the center of the site contains a hill which rises approximately 60 feet then drops off on the west into Klievers Marsh. The site contains some significant woodlands. Most of the hill, with the exception of areas cleared for structures and driveways, is woodland. The northeast and northwest portions are open fields and the southeast portion is fallow farmland. The character of the area is rural residential. On the east side of Filmore Street is the single family residential development of Hidden Creek Country Estates with a minimum lot size of 2 1/2 acres. To the north is farmland, to the south is a mostly wooded 76 acre parcel which contains a single family house and to the west is Klievers Marsh. III • Issues • Lot Size The minimum lot size in the Rla zone is 2 1/2 acres. The lots range in size from 2.51 acres to 4.84 acres, excluding type 3, 4 and 5 wetlands larger than 1 acre and area below the ordinary high water level. The lots comply with the other dimensional requirements of the Rla zone and the Shoreline Management Ordinance. On lots 1, 13 and 24, the existing UPA powerline easement will impact the placement of houses on the lots. UPA has a 150 foot wide easement that runs parallel to the north boundary of the site. The proposed configuration of lots 1 and 24 limits the possible placement of a house on those lots. On lot 1, the proposed house pad abuts the UPA easement. Lot 24 is an even tighter fit; the proposed house pad does not meet the side yard setback requirements. Lot 24 should be widened to allow for a larger buildable area outside the UPA easement. With lot 13 there is some flexibility in placement of the house; the lot is wide enough so that there could be 35 to 40 feet between a house and the UPA easement. UPA has indicated that they do not have a problem with houses being • located next to the easement. There are other areas of the City were houses are constructed in close proximity to transmission lines. There are two lots in Hidden Creek Country Estates with houses that appear to be very close to the same transmission line easement that affects this development and there is another transmission line through Hillside Estates, in the area of the city water tower, that will most likely have houses constructed in close proximity to the transmission line easement. The existing single family house and detached garage will be incorporated into lot 22. The existing structure on Lot 9 will remain and be incorporated as part of the house which will be built on the lot. • Wetlands The wetlands, in general, are located to the rear of the proposed lots. Construction of the road and houses will be far enough away from the wetlands so that they will not be affected. Drainage and utility easements need to be in place over all the wetlands and drainage areas. A wetland joint notification form should be completed and filed. • Roads • This plat has one road. The proposed road winds its way through the site beginning at Filmore Street and terminating in a temporary cul-de-sac near the • existing driveway to the single family house at the northern boundary of the site. This will allow for a continuation of the road if the 80 acres to the north is developed. No provision has been made to connect to future development of the 80 acres to the south. The Commission may wish to consider requiring that a right-of-way be reserved so that a connection can be made between this development and any future development of the property to the south. • Septic Systems Each lot will have an individual septic system and well. The lots are large enough to support the location of a well, primary and secondary septic systems. The existing house is currently serviced by an on site septic system and well as is the temporary structure located on lot 9. The condition of these systems is not known. • Drainage and Grading Attached is a memorandum from the City Engineer regarding grading, drainage and road issues. • Landscaping IIIThe subdivision regulations require street trees, with a diameter of not less than 2", be planted at intervals of at least one every GO feet. Because of long range transportation plans for Filmore Street to be a part of a north/south minor arterial street, the Commission may also wish to consider requiring landscaping along Filmore Street to serve as a buffer for the two corner lots with frontage on that road. A landscaping plan has not been provided. Tim Edgeton, Sherburne County Forester, has requested that the site be checked for oak wilt and if found it should be treated prior to commencing construction. Park and Recreation The Park and Recreation Commission recommended to accept cash dedication fees and recommended an 8 foot paved shoulder on both sides of Filmore street. Recommendation It is recommended that the Planning Commission recommend approval of the preliminary plat for Eagle Ridge Estates with the following conditions: III1. A developers agreement be prepared outlining the terms and conditions of the plat approval and installation of improvements. • 2. All of the comments in the City Engineer's memo dated/96 be incorporated into the revised preliminary plat and made a condition of this approval. 3. A letter of credit be provided to the City in the amount of 100% of the costs of the public improvements. 4. 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. 5. Surface water management fee in the an amount required by the City at the time of final plat be paid prior to recording the plat with Sherburne County. 6. All wetlands on the site be delineated and a wetland joint notification form be completed and filed. 7. An NPEDS Permit be obtained for the grading associated with this development. • 8. Park dedication fee in the amount required by the City at the time of final plat be paid prior to releasing the plat for recording. 9. A sealcoat fee, in the amount to be determined by the City Engineer, to be paid prior to releasing the plat for recording. 10. Street lights shall be included as part of the improvements for the subdivision. Elk River Utilities has recommended four street lights for this project. 11. A grading/erosion control plan and development plan be submitted and approved by the City Engineer prior to the issuance of building permits. 12. The grading for the development will need to be certified prior to issuance of building permits. 13. A landscaping plan with species and size, which includes a landscaped screen along Filmore Street, be provided and approved prior to releasing the plat for recording. 14. Front yard trees be provided throughout the development as setforth in the City Ordinance. These front yard trees should be illustrated on the submitted landscaping plan • 15. Lot 24 be widened to allow for a larger buildable area without encroaching on the UPA easement. 16. Soil borings for each lot be provided prior to releasing the final plat for recording. 17. The condition of the two existing septic system shall be assessed and upgraded if necessary • 0 • CONSULTING ENGINEERS July 17, 1996 1326 Energy Park Drive File: 230-312-11 St.Paul,MN 55108 612-644-4389 Mr. Steve Ach 1-800.888-2923 City Planner Fax:612-644-9446 City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: EAGLE RIDGE ESTATES Dear Mr. Ach: As requested, we have reviewed the submittal for the proposed Eagle Ridge Estates CIVIL ENGINEERING: subdivision. This subdivision is located in the eastern part of the City, adjacent to ENVIRONMENTAL Fillmore Street NW and south of of County Road 12. The subdivision consists of 80 MUNICIPALacres divided into rural lots. The submittal was prepared by Terra Engineering, Inc., and PLANNING consisted of Existing Conditions Plan, Preliminary Plat, and Preliminary Grading and SOLID WASTE Drainage Plan. Based on our review and comments received at the staff review meeting, STRUCTURAL we would offer the following comments: SURVEYING TRAFFIC A. PRELIMINARY PLAT TRANSPORTATION • The final plat should show restricted access from Lots 12 and 14 onto ELECTRICAL/MECHANICAL Fillmore Street. These two lots should have their access onto Eagle Ridge ENGINEERING: HVAC Boulevard. POWER DISTRIBUTION • Consideration should be given to whether or not a road should be SCADA constructed to the south to provide access to the property owned by Scott SYSTEM CONTROLS Mitchell. In the future, when Mr. Mitchell's property develops, this would provide for a looped street system. • The preliminary plat should show easements along lot lines as required by the Ordinance, and also easements to cover the existing wetlands and drainage on the property. Easements will also need to be provided for any grading that causes drainage to flow across lots. • Fillmore Street right-of-way is 80 feet wide. This should be adequate for any future upgrade of the street. • At the north end of Eagle Ridge Boulevard, the right-of-way should be OFFICES IN: platted straight to meet the north plat line. A temporary cul-de-sac needs • MINNEAPOLIS to be constructed. This can occur within temporary easement. The right- of-way should be platted straight to indicate that there will be a PRIOR LAKE continuation of the street to the north when the property of Patrick and ST.PAUL Debbie Holzem is developed. WASECA 230/312-1509.jul An Equal Opportunity Employer • Mr. Steve Ach July 17, 1996 Page Two B. PRELIMINARY GRADING AND DRAINAGE PLAN • The Preliminary Grading and Drainage Plan is provided on a 100-scale drawing. We would recommend that the Developer be required to provide the Grading and Drainage Plan at a 50-scale. This will provide much more detail and a plan that is easier to read in areas that are relatively steep and therefore have many contours. • Lots 1, 13, and 24 are adjacent to an existing power line easement. Especially on Lots 1 and 24, and to a lesser degree on Lot 13, there is minimal space outside of the utility easement for construction of a home site. According to Glenn Sundeen of the Elk River Municipal Utilities, this is a major transmission line. Consideration should be given to reconfiguring lots such that lots which contain the power line easement would have a more suitable building site away from the power line. • Lots 1, 13, and 24 show septic systems to be located in the power line easement. There is also a storm sewer line and NURP pond located in this easement. The Developer will have to provide written documentation from the utility company to ensure that these facilities may be located • within the existing easement. • Approximately 750 feet in along Eagle Ridge Boulevard from Fillmore Street, the street has approximately 700 feet which is at 8% grade. This meets the City Ordinance as far as maximum street grade; however, with this steep of a hill with a slightly curved alignment and south-facing exposure, it will be very difficult for the Street Department to keep snow and ice off of it during winter months. We would suggest that the Developer look at flattening this out and grading the lots back further to provide a street that is much more maintainable and therefore safer to drive in winter months. • A detailed Drainage Plan will have to be submitted, reviewed, and approved prior to approval of the Final Plat. A couple of comments about the preliminary drain concept shown on this plan: There are catch basins located at the north end of the road. Approximately 1,300 feet of the road and adjacent property drains to this point. We question whether two catch basins are adequate to accept this amount of drainage. The same is true with the low point located approximately 600 feet west of Fillmore Street. This low point has 850 feet of relatively steep road draining to it from the west, and again only two catch basins, one on each side of the road, are provided. We question whether these will provide enough inlet capacity for the amount of runoff. The culvert shown along Fillmore Street should • be provided with catch basins to convey the water into the culvert and then continue drainage along the roadside ditch. 230/312-1509.jul Mr. Steve Ach • July 17, 1996 Page Three • Several of the proposed driveways appear to be steep and several appear to be flat. It is difficult to determine if these are excessively steep or flat at this scale drawing. The ones that appear to be steep are Lots 18, 21, and 23, while the ones that appear to be flat are Lots 2, 4, 6, and 17. Lot 5 has the home elevation below the street grade. • It is not clear what the proposed elevations of the houses on Lots 9 and 13 are. These should be provided. • There are a couple of locations, such as between Lots 9 and 10 and between Lots 11 and 12, where drainage does not follow lot lines. It would be advisable to keep drainage along the lot lines if possible. If this is not possible, additional easements will need to be provided across these lots. • It is not clear where drainage from the NURP pond located in Lot 24 flows to. • There is limited erosion protection, such as silt fence, shown on the Preliminary Grading Plan. More may need to be provided. This can be reviewed in greater detail when a larger scale grading plan is provided. • The typical lot shown in the legend includes sanitary sewer and watermain. • This plat is located in the rural area of the City where no City utilities are to be provided. This correction should be made on the typical layout shown. • The typical street section is adequate in width and appears to be adequate in strength. The strength of the section will need to be verified with soil borings or visually inspected and concurred by a soil specialist during the construction of the roadway. • The low points should be provided with emergency overflows for the catch basin and storm sewer, such that if they are plugged or cannot handle the amount of water in a particular rain event, the runoff will find its way to the NURP pond and into the overall drainage system without endangering any of the homes. This is another item that is hard to review with the drawing at such a small scale. C. MISCELLANEOUS • Glenn Sundeen from the Elk River Municipal Utilities has recommended a minimum of four street lights in the development, one located at Fillmore Street, one located at the extreme north end, and a minimum of two located on either side of the high point to provide lighting for safety considerations. Glenn did point out that this area is outside of the Elk 41, River Municipal Utilities service area; therefore, the Developer will need to contact Anoka Electric Co-op concerning the street light installation. 230/312-1509.jul Mr. Steve Ach • July 17, 1996 Page Four • It should be pointed out that this area is just outside of the Urban Service Area adopted in the recent Comprehensive Plan Amendment. In fact, at one point in time, this area was inside the Urban Service Area that was being considered but was not adopted. • Based on the street section and the length of street, this plat should be required to pay $3,800 for the seal coating fee. If you have any questions regarding these comments, please call. Sincerely, MSA, CONSULTING ENGINEERS 1,70-(14.6 Terry J. aurer, P.E. TJM:tw S • 230/312-1509.jul fn fckf,k Ctamm. minv��_S ACCOMODATE A DETATCHED 10 FOOT TRAIL. COMMISSIONER MADSEN irCONDED THE MOTION. THE MOTION CARRIED 5-0. (;OMMISSIONER ROLFE ANDERSON MOVED TO RECOMMEND TO THE PLANNING (;QMMISSION TO ALIGN HIGHLAND ROAD WITH FREEPORT AND THE PARK AND NrCREATION COMMISSION ARE WILLING TO SACRAFICE A PART OF THE PARK TO ACCOMODATE AND RUN THE TRAIL STRAIGHT ACCROSS WITH ENOUGH RIGHT-OF- ,, WAY FOR A 10 FOOT DETATCHED TRAIL ON THE NORTH SIDE. COMMISSIONER DAVE ANDERSON SECONDED THE MOTION. THE MOTIN CARRIED 5-0. hjlldgeland Development Company Request for Preliminary Plat (Eagle Ridge le3)ates) t;OMMISSIONER ROLFE ANDERSON MOVED TO ACCEPT CASH FOR PARK 11(;DICATION FEES FOR EAGLE RIDGE ESTATES WITH AN 8 FOOT PAVED SHOULDER oN BOTH SIDES OF FILLMORE. COMMISSIONER MADSEN SECONDED THE MOTION. IIIE MOTION CARRIED 5-0. ountry Ridge Partnership Request for Preliminary Plat (Country Crossing 3rd) COMMISSIONER DAVE ANDERSON MOVED THAT THE PARK BE AS INDICATED IN THE ORIGINAL PLAN TO GIVE THE PARK MORE USABLE SPACE WITH THE EXCEPTION THE QI A 30 FOOT TRAIL CORRIDOR TO EXTEND FROM THE PARK TO KENT STREET AND 10 HAVE STAFF AND THE DEVELOPER CHOOSE FROM EITHER A 30 FOOT TRAIL f;ORRIDOR TO EXTEND FROM KENT STREET TO MACON STREET, OR; TWO 30 FOOT WIDE TRAIL CORRIDORS FROM EACH CORNER FROM KENT STREET WEST TO MACON %[REET. ALSO A SIDEWALK OR TRAIL ON THE WEST SIDE OF JOPLIN FROM RIVERVIEW tO MISSISSIPPI ROAD. COMMISSIONER ROLFE ANDERSON SECONDED THE MOTION. THE MOTION CARRIED 5-0. COMMISSION MADSEN MOVED FOR A SIDEWALK TO BE PLACED ON THE SOUTH, WEST, AND NORTH SIDE OF THE PLAT BOUNDARIES IN THE INTEREST OF PEDESTRIAN SAFETY. COMMISSION DAVE ANDERSON SECONDED THE MOTION. THE MOTIN CARRIED 5-0. ,Loyce Mickelson Request for Preliminary Plan (North Meadows 3rd) COMMISSIONER OLSON MOVED TO ACCEPT CASH FOR PARK DEDICATION FEES FOR NORTH MEADOWS THIRD ADDITION. COMMISSIONER MADSEN SECONDED THE MOTION. THE MOTION CARRIED 5-0. Trail Corridor along Dickenson Bus Garage COMMISSIONER ROLFE ANDERSON MOVED TO ENCROACH ON THE TRAIL. ,COMMISSIONER DAVE ANDERSON SECONDED THE MOTION. THE MOTIN CARRIED 5-0. wlississippi Oaks 2nd Addition bOMMISSIONER ROLFE ANDERSON MOVED TO HAVE COUNCIL RECONSIDER TO CONTINUE THE TRAIL FROM HERITAGE LANDING TO THE THE CULDESAC ON kIVERVIEW A BITUNINOUS 10 FOOT TRAIL WITH A 6 FOOT CONCRETE SIDEWALK ON tHE SOUTH SIDE OF RIVERVIEW DRIVE TO ALLOW FOR PEDESTRIANS TO MOVE OFF /' /•i11. \ f /'s' {) •IOU f 100.1 11. . AIL ) I by 1 I • we.a n /r:SIi ' � S 89 38 53 L 2373.84 -- .. ..•-.••..w....��. . I& fi%iii•1... �.... ��`�`. � •, -- I/ , / / .14..IL fAliAl IIIIIIN 41111\ IN �� kal E . 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T 3.33 y'1. 211 1 a a, 1.1•4144giaia6 RI-A Stade h0617 R W 5. 231 • MI U '5• 05 ?e 2d 1e6 RI-A!Tale Fm)1 Bovied✓ 94 3.11 202 _e l0• 279 250 le.A9nfmaa>,9rymovoE II 174 292 4" l•a tot dee 23 K(Ind ememeeer ad arta babe CNW b 12 169 223 Type 3,43 wades!Mont 1.0 K3 23 4.24 326 ;LL f illeill 396a 1e wi•l(a nos.led) 160' Q00'brl5rwl 1000'eiCF1W) 14 3.13 292 ima a Mal(2t L1341 ' 200' 15 245 222 SE? new nem* 37' 16 239 2T7 Sit erbd 20' 17 264 111 Rest odd 30' II 112 130 :ill Salad tram 170'(Oid•Aeepl44�) 19 263 100 ` ' 7ydd boa is Ns ae� 16• 20° 23$ 231 1 Told Ade ls0ae ar at 5' 21• 130 310 1Y 25-19 Typical lar is 0.aeetaaa 10• 22•(ea lea) 237 415 : un u• 2.69 21 2213 • % 6/24, 1 3' . •Lrte w1We 1000'dXRewe'f 344413L1IW(Waked acclaims 11:140. 'i wawa eo ••0. W..babe V&r.(tripe 3.1.1 value Glover LO..O 96-101 • 0 100 200 300 •400 ✓r+.1. 11.1.11=1.1tee46.1 w ar,aastlaary ad 97 by Selo Or ver A Assoc.,Ix-,4taal 6/14/96. 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W 0-MALE OUT •00.0MIAOW*LIMITS --_—��� T U-TUCE UNDER •���.yy��'�' jjN�_ rf Or Of EO CONTOUR NOTTS _ AS organic or other re onauitabt• -L GARAGE mot erid WWII ba removed from PROPOSES.CURS beneath the roadway. 1/2 I —_ AniMnaii .. 11111 1-1/2' - 2341 Bituminous Maar Cause 'ma'am.VTltrt YN r TILITT•-- X 2331 Bituminous Base Cause ' =-�e��,�� da,, 5 Aggregate Base, 100%CrJEnsa __NIL___C — ^_ Compacted Subgrade . . --.-. BITUMINOUS STREET KEY WITH BITUMINOUS CURB . ; to1611111P" aY J4) ; = � . k , ; �. •: : � f 40..\\It , \\:::.\ ' 4/ i \ I �;,, 1,( ip /_, F�1Itio\� _ i ` -..., ... — , ,,- /. /-„----.... -..,:::-. .-:-.:,• *NA.14114.161NRNIIPIIISW •61/1/7/2::' rAr • • ... . ..... .. :•,...t....,,„itikRtas....„.,0.,••••• .......:,,,„,,, . y ,. ti !,1,, '-'-'14; 2_V i rK Is a t _4 E .11� s1 1 ili111111 iliiilirilili4 . , --- 11-1 ,..-. ' 0,, yYd; /) 11,,Ili.v i . filo, A . --''''"-- iiiiiill! 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T\ SeO..A Doe GM 230'(My!•4'k'''''.3 12 2.0 100 Typical ml la!r re..: 10' m' 171 721 T1Pk l+A 190 b.waver 1' 719 130 110 00-‘11-1.- '17014 rear la Yr rear 10• 77'3(0.ha) 1 11 113 ••n 111 12' 1.14 211 I f) N• 1.11 U7 4, Ac • •Lae.YM.1000'.120.1'1 Mary(0fx(.keel•/444•••.•0.1( fX _ - •' Of1.0 77 hp 10 ..) 0 100 200 300 400 .. . •...d.r7..de.d..4..n.7Op.2.0.011..r A A....,1..,data VI 3.11, IC/inSIN FM • 7 4'.4.34•:4.4tet,:eillestc:f64.911-!-:11'''';4• '^ ' t fiIii-. •Ar kfetiO0 14 -. 4/0 * 'ar IIII ', i DI- 18 199 • UPA United Power Association P.O.Box 800 • Elk River,MN 55330-0800 • (612)441-3121 July 17, 1996 Elk River Planning Commission 13065 Orono Parkway Elk River, MN 55330 Re: Proposed plat of Eagle Ridge Estates UPA Transmission Line Easements Dear Planning Commission: We have reviewed this proposed plat and how our transmission line easements affect it. This particular property has been partially released of blanket easements that were acquired in the • past. See the enclosed documentation. After reviewing the sketch, we find the plat acceptable as proposed. The houses built very near the easement line are acceptable, as are the septic systems within the easement. It should be urged that residents do not plant any trees or construct any buildings within the easement limits without first contacting our office. Thank you for the opportunity to comment on this proposed plat. Please call me if you have questions. Sincerely, UNITED POWER ASSOCIATION Craig Poor - Field Representative CP:cp f:\groupdir\row\misc\plat.er • DIRECT--612/241-2367 FAX-- 612/241-2488 of River 13065 Orono Parkway • P.O. Box 490 Elk River, MN 55330 ZONING MAP CASE: P g b m& 7 •INA V [•