5.6 Item# 5.6
• of MEMORANDUM
Elk •
Rlver TO: Planning Commission
FROM: Steve Ach, City Planned,
DATE: May 27, 1997 .
SUBJECT: Preliminary Plat Request by
Good Value Homes (Cherrywood
Hills), Public Hearing Case No.
P 96-13
Request
Good Value Homes is requesting preliminary plat approval to subdivide
approximately 38 acres into 68 single family lots.
• Location
Subject property is located in the northwest corner of Proctor Road and 193rd
Avenue.
Zoning/Land Use
Rlc (Single Family Residential) /MR (Medium Density Residential)
Attachments
• Memo from City Engineer dated May , 1997
• Zoning map
• Proposed development plans
• Pedestrian plan for the area
• Original plat
Bach round
Earlier this year, the Planning Commission reviewed a preliminary plat
request by Good Value Homes to subdivide the same piece of property before
• the Planning Commission this evening. The previous application was a
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 •TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425
Memo to the Planning Commission/P96-13
May 27, 1997
Page 2
request to subdivide the 38 acres into 79 single family lots. The Planning
• Commission and City Council denied the preliminary plat request based on
the following:
• The plan's proposal to remove all of the existing trees on site
• Lots within the proposed plans that did not have adequate depth.
• Internal drainage concerns that were not adequately addressed
• The proposed plan was inconsistent with the adjacent development
and may have had adverse impacts on the reasonable development .
of the project.
• The plan was inconsistent with the comprehensive plans and goals
to encourage subdivision design which protects wooded areas and
natural contours.
Attached are the minutes from both the Planning Commission and City
Council meetings regarding this previous application, along with the
resolution denying the preliminary plat.
Overview of Proposed Plat
The proposed preliminary plat has been revised from the original drawing by
reducing the number of lots to 68, redesigning the roadway, increasing the
• depth of proposed lots within the plat and giving some consideration to the
natural characteristics of the site.
Project Design
The proposed plat still includes a roadway system that ties into Lafayette
Woods to the north, and has a street connection to Proctor Avenue which is
aligned with Highland Road immediately to the east. The plat also has a
street that ties into the Lafayette Woods project immediately to the west. A
cul-de-sac in the northeast corner has been included to access four new lots
and the existing home. The proposed plat has more of a "rectangular or grid"
design, as opposed to the previous plat that included curvilinear streets.
Staff would recommend that the developer look at the possibility of including
minor curves in the street to break up the long, straight blocks that are
proposed.
Lot Sizes
The proposed lots in the plat range in size from 53,000 square feet down to
the 11,000 square foot range. All of the lots do have a minimum depth of 135
feet and a minimum frontage of at least 80 feet. This is consistent with the
• Planning Commission's and Council's recent adoption of the ordinance,
f:\shrdoc\planning\pc\cherrywd.doc
Memo to the Planning Commission/P96-13 •
May 27, 1997
Page 3
increasing the minimum lot size in the Ric district. The overall density of
110 the project has decreased from 2.36 units per acre down to 1.8. This is a little
more consistent with the development of Lafayette Woods immediately to the
north and west.
Natural Characteristics
As mentioned earlier the lots along the north part of the plat adjacent to
Lafayette Woods have been increased in depth by 20 feet. The plat has also
been redesigned slightly to shift the east end of the cul-de-sac further to the
south allowing some lots to be increased in depth from approximately 164
feet up to 220 feet. Although there is an increase in depth in the lots, the
number of trees that will actually be saved along the north portion of the
property will not be known until the preliminary grading of the site is
actually completed.
Pedestrian System
Attached is a map illustrating the pedestrian system for this area. As
previously presented to the Planning Commission a sidewalk has been
constructed along the west side of the street entering this site from Lafayette
Woods directly from the north. This sidewalk will continue south along the
• west side and ultimately along the south side of the road through the plat to
Proctor Road. As part of the Park and Recreation recommendation, there is
also a trail corridor extending south of the cul-de-sac adjacent to 193rd
Avenue which will provide the opportunity for a trail connection to the 193rd
Avenue corridor. Eventually there is anticipated to be a detached trail along
the west side of Proctor when that road is upgraded at some point in the
future. This improvement along Proctor Avenue will tie the sidewalk from
Lafayette Woods into a system that will then carry the pedestrians south
along Proctor Road the various destination points.
The wetland in Outlot A will need to be partially filled in order to construct
the proposed road and sidewalk. It appears a retaining wall of 12-14 feet will
be necessary along the street's south edge. Since a sidewalk is planned for
this side of the road, the developer will need to include a fence or guardrail
along the retaining wall and sidewalk.
193rd Avenue
Once again the issue of 193rd Avenue should be discussed by the Planning
Commission as it relates to this preliminary plat. As staff has presented to
the Commission at previous meetings, it is recommended 193rd be eliminated
4111 for vehicle traffic and converted to a non-motorized trail corridor connecting
f:\shrdoc\planning\pc\cherrywd.doc
Memo to the Planning Commission/P96-13
May 27, 1997
Page 4
• Proctor Avenue and the City trail (along the former railroad corridor). This
will channel the traffic along Proctor Avenue down to County Road 1 at a
point where there is a future signalized intersection planned. The residents
within the proposed plat as well as Lafayette Woods will still have an
opportunity to use the local streets from those developments and gain access
to County Road 1 near the City trail crossing of County Road 1. The future of
193rd Avenue is somewhat critical in terms of approving the proposed plat as
well as future additions of Lafayette Woods. If 193rd was to remain in place
the funding to upgrade this street would have to be considered along with
whether the proposed plats design of having no access onto the street is
appropriate.
Outlot A
Outlot A is a wetland area at the intersection of Proctor Avenue and the
proposed road entering the plat. Staff will recommend this outlot will be
combined with lot 11 and not be left as an outlot as the City does not want to
own this smaller wetland complex. The wetland would however have a
drainage utility easement over the wetland area protecting it for drainage
and utility purposes.
• Outlot B
Originally outlot B included four single family lots with the upgrading of
193rd Avenue for approximately 300 feet west of Proctor Avenue. The
developer is proposing to deed outlot B to the City and develop a small
detention pond upon a portion of that property. This ponding area has the
opportunity to be more of a "regional nature"; therefore, accepting the outlot
is warranted.
Outlot C
As mentioned earlier this is a 20 foot corridor that will be deeded to the City
to accommodate the extension of a trail from the end of the cul-de-sac to 193rd
Avenue. The land associated with this outlot will be credited towards the
developers park dedication fee.
Outlot D
This outlot should also be combined with either lot six or lot five and not be
left as an outlot. This area was probably made as an outlot as it is the
location of a lift station to serve a portion of this plat. The lift station will be
built either within the right-of-way or within a easement on the property. •
f:\shrdoc\planning\pc\cherrywd.doc
Memo to the Planning Commission/P96-13
May 27, 1997
Page 5
Therefore the outlot is not necessary and should just be made part of the
• adjacent lots.
Landscaping
In addition to the required front yard trees, it is recommended boulevard
trees be installed along the roadway where the sidewalk is located.
Furthermore, the plan should also include a combination of conifer and
overstory trees along Proctor to provide some buffering to the homes along
this county road. Finally, along the park corridor to 193rd, overstory trees
should be installed along both sides of the trail every 30 feet.
Recommendation
It is recommended the Planning Commission recommend approval of the
preliminary plat request by Good Value Homes to subdivide approximately
30 acres into 68 single family lots with the following conditions:
1. A Developers Agreement be prepared and executed outlining the terms
and conditions of the plat approval.
2. All comments from the City Engineers memo dated May 21, 1997 be
incorporated into the plat for approval.
3. Recommendations from the Park & Recreation Commission be
incorporated into the plat. These recommendations include:
• Payment of cash in the amount required by the City at the time of
final plat.
• A $10 per lineal foot of trail credit be given to the cash dedication
for constructing the park trail.
• Dedicating a 30 foot trail corridor in the southwest corner of the
development to accommodate the extension of a trail.
4. The developer shall construct a trail within Outlot C prior to homes
being constructed on the adjacent lots.
5. A water availability charge in the amount of$300.00 per lot be paid to
Elk River Utilities prior to releasing the final plat for recording. The
developer should check with Elk River Municipal Utilities for any
additional charges related to water connection fees and electrical hook-
• ups. •
f:\shrdoc\planning\pc\cherrywd.doc
Memo to the Planning Commission/P96-13
May 27, 1997
Page 6
• 6. A surface water management fee be paid prior to releasing the final
plat for recording as required by the City of Elk River at the time of
the final plat.
7. Appropriate approvals from the Corps of Engineers, DNR, and local
agencies for filling of any wetlands on site. These approvals must be
obtained prior to final plat approval.
8. A tree preservation plan be submitted along with the grading plan
identifying those areas which will be saved during the grading of the
site.
9. A NPDES permit be obtained from MPCA prior to beginning grading
on site.
10. A grading plan be submitted, reviewed and approved by the City
Engineer prior to the beginning of any grading on site. This grading
plan shall identify erosion control measures that will be used during
the grading process.
11. Sherburne County Highway Department will need to approve the
• proposed streets from the plat accessing Proctor Avenue. The
preliminary plat will be conditioned on these permits being obtained
from Sherburne County.
12. Prior to issuance of any billing permits a development plan will need to
be submitted outlining the style of homes and finished floor elevations.
This plan will need to be approved by the City Engineer prior to
issuance of any building permits.
13. The developer shall reimburse the City for costs associated with
reviewing this plat prior to releasing the plat for recording at
Sherburne County.
14. The developer will need to provide a letter of credit to the City of Elk
River in the amount of 100% of the costs of the associated
improvements within the development.
15. Street lights will need to be provided throughout the development in
locations as recommended by the Elk River Municipal Utilities.
16. A cluster mailbox design must be utilized throughout the development.
•
f:\shrdoc\planning\pc\cherrywd.doc
Memo to the Planning Commission/P96-13
May 27, 1997
Page 7
17. A complete landscaping plan must be submitted for approval prior to
• recording the plat with the county. This plat shall include yard trees
as required by ordinance, landscaping along Proctor Avenue as well
as the planting of boulevard trees along that segment of street that
will have a sidewalk and along the trail corridor.
•
•
•
f:\shrdoc\planning\pc\cherrywd.doc
tddid Howard R. Green Comoanv
J i1L
CONSULTING ENGINEERS Formerly MSA
Consulting Engineers
May 21, 1997
File: 230-348-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: CHERRYWOOD HILLS PRELIMINARY PLAT
Dear Mr. Ach:
As you requested, we have reviewed the revised submittal for the Cherrywood Hills
development. The submittal was prepared by Passe Engineering, Inc., and consisted of a
• preliminary plat, preliminary utility plan, preliminary grading plan, and storm drainage
calculations. Based upon our review and comments received at the staff review meeting,
we would offer the following comments:
A. Preliminary Plat
1. The preliminary plat now consists of 68 single-family lots. This is down
from the original submittal which contained 79 lots. The lots along the
northern portion of the property, which contains the wooded area, have been
made larger in an attempt to save as many trees as possible. The double
frontage lots that were shown on the first submittal along Proctor Avenue
have been redesigned so that they no longer exist.
2. Outlot D shown in the middle of Block 3 we assume is shown for the lift
station that will be needed by this development. If that is the case, the City
does not need Outlot D. The lift station can be placed in the right-of-way or
a small easement can be taken adjacent to the right-of-way in one of the lots.
There is no need to plat a 3,300 square foot outlot which the City will be
asked to maintain.
3. Several items are missing from the preliminary plat such as street names, the
width of the right-of-way on Proctor Avenue, and a detail showing the
typical easement widths around each lot.
1326 Energy Park Drive • St.Paul, MN 55108 • 612/644-4389 fax 612/644-9446 toll free 800/888-2923
230/348-2102.may
Mr. Steve Ach
• May 21, 1997
Page Two
4. Outlot B in the southeast corner of the development will be used for storm
drainage purposes. In the previous submittal, this area contained additional
lots which have been deleted. Outlot B will likely be dedicated to the City
for drainage purposes.
5. The new road coming out to Proctor Avenue that lines up with Highland
Avenue does not quite line up with the existing road on the east side of
Proctor Avenue. There should be an angle point put into the plat to make
the road on the west side line up with Highland Avenue on the east side.
B. Preliminary Utility Plan
1. The entire plat is served by gravity sanitary sewer to a lift station located
near Outlot D in Block 3. The sewage flow is then pumped through a
forcemain northerly to the existing sanitary sewer in Lafayette Woods.
2. There is one location in Block 2 where sanitary sewer crosses side yards.
We would suggest that these lot lines that the sewer traverses be replatted to
line up such that it is not necessary to put a manhole in the rear yards of any
IDof these lots. This will keep the City maintenance crews off of private lots
when the sanitary sewer lines are maintained. If manholes are located in the
rear yards, it will be necessary for the sanitary sewer crews to get to these
manholes with trucks and equipment to maintain the sanitary sewer lines.
3. The watermain from the cul-de-sacs needs to be looped. This can easily be
accomplished along lot lines. In the northerly case, the lot lines to the south
from the cul-de-sacs do not appear to be wooded and it should be easy to
loop watermain. In the southwest corner of the plat, the watermain could be
looped along the same alignment as the storm sewer or sanitary sewer.
C. Preliminary Grading Plan
1. Generally, the grading and house elevations shown on the grading plan work
very well. General comments we would make about the plan are as follows:
• In several locations, the grading plan should be changed to reflect
rear yard drainage along lot lines.
• In several locations, the overland drainage across lots is not kept on
the lot line by the contours shown on the grading plan. The contours
should be revised to reflect drainage along lot lines or the plat needs
• to be changed to show larger easements in these areas.
Howarc R. Green Company
CONSULTING ENGINEERS
230/348-2102 may
Mr. Steve Ach
May 21, 1997
• Page Three
• The proposed elevations at the north and west sides where the plat
abuts Lafayette Woods should be verified to ensure that they meet the
• elevations proposed with the Lafayette Woods plat.
• In critical drainage areas, especially in rear yard situations, a spot
elevation with arrows depicting the drainage around the house should
be shown.
2. A detail should be added to this drawing to indicate what the elevations in
the typical house pads indicate. Also, the type of house on each lot should
be shown.
3. The trees on the site that will be saved should be shown on the drawings.
4. There is a retaining wall proposed along the wetland located in Outlot A. As
best we can tell, this retaining wall would be approximately 14 feet high. A
detail should be shown as to how this would be constructed.
5. Slopes on the ponds to be constructed are at 3:1. City policy would indicate
that a minimum of 4:1 slopes are required, or the pond must be fenced.
• D. Drainage Plan
1. The calculations we reviewed were developed assuming only that existing
conditions runoff would be allowed to leave the site through the 15-inch
culvert under 193rd Avenue. We find that these calculations do accomplish
this and are acceptable. One comment we would make is that the proposed
pond located in Outlot A does not have an outlet. Currently, if this pond
were to overtop its banks, it would flow onto private property to the south.
An emergency overflow should be shown for this pond which would keep the
drainage on the Cherrywood Hills property. Perhaps it would be possible
for any overtopping of this pond to be routed through the existing wetlands.
E. Miscellaneous
1. There should be a sidewalk shown on the west side of the street leading from
Lafayette Woods at the north and on the south side of the street connecting
with Highland Avenue at Proctor Avenue.
2. The plat should include street lights according to the Elk River Municipal
Utilities' new street lighting policy.
•
Howard R. Green Company
CONSULTING ENGINEERS
230/348-2102 may
Mr. Steve Ach
• May 21, 1997
Page Four
3. The plat should be required to utilize clustered mailboxes for ease of snow
plowing.
4. When the final plat is approved, an electronic copy of the plat needs to be
submitted for use in upgrading City maps.
If you have any questions regarding these comments, please call.
Sincerely,
HOWARD R. GREEN CONSULTING ENGINEERS
alb
Terry J. aurer, P.E.
TJM:tw
111
•
Howard R. Green Company
CONSULTING ENGINEERS
230/348-2102 may
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OWNER/DEVELOPER SURVEYOR/ENGINEER
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�" PRELIMINARY UTILITY PLAN PASSE ENGINEERING, INC DATE• REVISIONS a.
N "^ 44I" — CHERRYWOOD HILLS 9445 EAST RIVER ROAD SUITE 203 1 -
�{p MINNEAPOLIS, MINNESOTA 55433
o Hu J"^ amu— t of Elk Plver,MN
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