5.3 Item # 5.3.
City of
Elk
River
MEMORANDUM
TO: Planning Commission
(//1 II FROM: Scott Harlicker, Senior Planner,I
DATE: July 24, 2001
SUBJECT: Case No. P 01-11
Request by Dynamics Design & Land Co. for Preliminary Plat
Approval
Request
Consider a request by Dynamics Design and Land Co.for preliminary plat approval for a
clustered single family development called Hilltop Woods Estates 2nd Addition.
Location
The property is located at the north end of Victoria Drive.Lot 4,Block 1 Hilltop Woods
Estates.
Zoning/Land Use
Ma (Single Family Residential) / LR (Low Density Residential)
Attachments
• Location map
• Preliminary Plat
• Grading plan
• Septic plan
• Memo from the City Engineer
Overview
Background
•
Memo to Planning Commission/Hilltop Woods Estates 2^d
July 24,2001
Page 2
The applicant is proposing to subdivide a 20.16 acre parcel utilizing the cluster provision of
• the subdivision ordinance. The minimum acreage for an open space preservation
development is 20 acres.The applicant is proposing 11 single family lots and 3 outlots.The
property was originally platted as a lot in Hilltop Woods Estates.Hilltop Woods Estates is
an 8 lot single family plat that received final plat approval in 1993.
The site has both woods and open fields.The eastern half is wooded and slopes downhill to
the northwest.There is about a 20 foot change in elevation from the south property line to
the north property line.The central portion of the site is open field and is fairly level and the
eastern and southern edges of the site are wooded.
There is an existing residence and metal pole building on the property.The existing house
will be included on one of the lots and the pole building will be located on Outlot A.The
applicant has not decided if they will maintain the pole building or tear it down. If the
building is not removed,it will be owned and maintained by the homeowners association.
The adjacent land uses include the Elk River Sportsman's Club on the east, single family
residential on the south,agricultural and woods to the north and agricultural to the west.
Density
As allowed by the open space preservation ordinance,if the lots in a plat are clustered and at
least 50% of the open space is protected with a conservation easement, a developer is
eligible for a density bonus of up to 40%above the density allowed by the zoning district.As
an incentive to cluster and cover some of the costs for the community septic system,there is
an automatic 15%density bonus.The developer has 20.16 acres of eligible land.With 20.16
acres the developer is allowed 9 lots (20.16/2.5 x 1.15 = 9.27 or 9 lots) as a base density.
Increased Density Bonuses
The increased density bonus is based on the allowed zoning district density,which in this
case is 2.5 acres. The eligible land area 20.16 acres/2.5 = 8.06,the number of lots allowed
with the zoning district density. The 5% density bonus is determined by the following
calculation: 8.06 x .05 = .40 lots.
The applicant is requesting a 5% density bonus (additional lots) for the following:
Having 60% open space .40
Creating an endowment for maintenance of the open space.40
Providing access by the general public to the trails .40
Providing landscaping and architectural themes. .40
1.6 Total bonus lots
With a density bonus of 1.6 lots, the applicant is allowed 10.87 or 11 lots in this plat.
•
S:\PLANNING\SCOTT\P01-11.DOC
Memo to Planning Commission/Hilltop Woods Estates 2nd
July 24,2001
Page 3
In order to receive the 5% density bonus for public access to trails, the developer will be
• constructing a trail through Outlot A connecting Victoria Drive and a future trail along 207th
Avenue.
In order to receive the 5% density bonus for landscaping and architectural themes, the
applicant is proposing the following:
Open space will be landscaped with native prairie and woodland grasses.
The houses will have a minimum of 50% brick fronts.
All houses will have front porches.
Garages will be turned from the street at least 22 1h degrees.
In order to receive the 5% density bonus for 60 % open space, the plat will be revised so
that the open space is 60% of the total land (approx. 12 acres).
In order to receive the 5%density bonus for the endowment for open space maintenance,
the applicant will be establishing an endowment to cover the yearly costs for open space
maintenance.
Layout
Streets
As part of this plat Victoria Drive will be extended north through the plat to the northern
!II boundary of this plat.Victoria Drive will be the main street through the plat.207th Avenue
will be platted west from Victoria Drive to the west boundary of the plat and will end in a
temporary cul de sac. This will provide for a future connection to the adjacent property to
the west. It has been City policy that platted streets be constructed to the boundaries of the
plat.It is recommended that 207115 Avenue be constructed to the west boundary of the plat.
206th Circle will be platted east from Victoria Drive and will terminate in a permanent cul de
sac. Additional comments regarding the streets are included in the City Engineer's memo.
Lots
The applicant is proposing 11 lots and 3 outlots. The building lots will range in size from
17,921 sf.to 59,745 sf. All of the lots,except for the one,are between 17,921 sf and 19,900
sf. All of the lots exceed 100 feet in lot width and all have direct access to one of the open
space lots.
Open Space
Outlots A,B and C are proposed as open space.The outlots total 12.08 acres or 60%of the
site. Outlot A is on the west side of the plat and is 3.42 acres in size.It is wooded and will
provide a nice opportunity for a short hiking trail.Since it is on the western boundary of the
plat,it could be utilized with the future development of the property to the west in order to
provide a larger area of continuous open space. Outlot B is 5.75 acres and is open fields.
• This outlot will serve as the location of the community septic system.Outlot C is located on
the eastern edge of the plat, behind 4 existing lots of Hilltop Woods Estates. Outlot C is
S:\PLANNING\SCOTT\P01-11.DOC
Memo to Planning Commission/Hilltop Woods Estates 2°d
July 24,2001
Page 4
about 160 feet wide and is 2.9 acres in size. The lot is wooded and abuts the Sportsman's
• Club to the east.In the short term this lot will provide a buffer between the existing lots and
the Sportsman's Club. In the long term this could be used to provide access to the same
property or become part of a larger open space should the Sportsman's Club move.
Grading, Drainage and Utilities
Grading Drainage and utility issues are addressed in the City Engineer's memo.Each lot will
have its own well and will be connected to the community septic system.The community
septic system will require extensive piping similar to those required for public sewer systems.
Each lot will contain a septic tank and a pump that will be connected to a community drain
field located on Outlot B.The homeowners association will be responsible for contracting
with a maintenance company to monitor and provided on-going maintenance of the system.
Landscaping
The applicant is asking for a density bonus for landscaping.A detailed landscaping plan will
have to be provided. This plan will have to include a landscape and lighting theme in
addition to the two trees per lot typically required for a conventional plat.
Environmental Issues
Attached is a memo from Steve Rohlf, Environmental Officer, regarding environmental
• issues.Issues raised in Mr.Rohlf's memo include the impact on the county ditch,impact on
the existing oak savanna and oak wilt,and site suitability for septic systems.These issues will
have to be addressed prior to final plat.
Park and Recreation
There are no parks identified for this site.Park dedication fees for 10 lots will be required.
The applicant will be providing a trail easement along 207th Avenue,across Outlot B along
the north boundary of the plat.
Recommendation
Staff recommends that the Planning Commission recommend approval of the preliminary
plat for Hilltop Woods Estates 2nd Addition with the following conditions:
1. A DEVELOPERS AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF
THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS BE PREPARED
AND EXECUTED PRIOR TO RELEASING THE PLAT FOR RECORDING.
2. ALL COMMENTS OF THE CITY ENGINEER BE SHALL BE ADDRESSED.
3. A HOMEOWNERS ASSOCIATION DOCUMENT BE PREPARED SUBJECT TO THE
CITY ATTORNEY'S REVIEW AND APPROVAL PRIOR TO FINAL PLAT.
• 4. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES
S:\PLANNING\SCOTT\P01-11.DOC
Memo to Planning Commission/Hilltop Woods Estates 2nd
July 24,2001
Page 5
5. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100%
. OF THE COSTS OF THE PUBLIC IMPROVEMENTS.
6. 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 THE PERIOD
OF ONE YEAR.
7. PARK DEDICATION FEES IN THE AMOUNT REQUIRED BY THE CITY AT THE
TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
8. 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.
9. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY
ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
10. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY
ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
11. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO
THE ISSUANCE OF BUILDING PERMITS.
12. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING
PERMITS.
• 13. OUTLOT A, OUTLOT B AND OUTLOT C BE PLACED IN A CONSERVATION
EASEMENT TO BE HELD BY THE HOMEOWNERS ASSOCIATION OR A
QUALIFIED LAND TRUST.
14. ALL MAILBOXES BE CLUSTERED.
15. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT
FOR RECORDING.
16. ANY TREES OFF SITE OR ON SITE,NEAR THE LIMIT OF GRADING THAT ARE
TO BE PRESERVED, SHALL BE FENCED WITH A SNOW FENCE AT THE DRIP
LINE TO PREVENT GRADING,COMPACTION,OR STORAGE OF EQUIPMENT,
DEBRIS OR MATERIALS.STAFF SHALL INSPECT FENCING PRIOR TO GRADING
COMMENCING.
17. ALL DISTURBED AREAS SHALL BE GRADED AND SEEDED.
18. MAINTENANCE OF THE OUTLOTS, SHALL BE THE REPOSIBILITY OF THE
HOMEOWNERS ASSOCIATION AND SHALL BE INLUDED IN THE
HOMEOWNERS ASSOCIATION AGREEMENT.
19. ALL COMMENTS IN STEVE ROHLF'S REVIEW,DATED 6/28/01,BE ADDRESSED
20. 207TH AVENUE BE CONSTRUCTED TO THE WEST BOUNDARY OF THE PLAT.
21. A 50 FOOT WIDE TRAIL EASEMENT BE GRANTED ALONG THE NORTH
BOUNDARY OF THE PLAT,ACROSS OUTLOT A AND ACROSS LOT 1,BLOCK 2.
•
S:\PLANNING\SCOTT\P01-11.DOC
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Location Map
k •� Case Number: P 01-I I
River
rd.),
• Howarc R. Green Conoany
July 19, 2001
File: 815030)-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, Minnesota 55330-0490
RE: HILLTOP WOODS ESTATE-2ND ADDITION
Dear Mr. Harlicker:
As requested, we have reviewed the submittal for the Hilltop Woods Estate-2nd
Addition. The submittal package consisted of a preliminary grading plan, preliminary
plat, and preliminary on-site wastewater treatment plan, all prepared by John Oliver and
Associates. Also submitted was a Preliminary Evaluation for the On-site Sewage
System dated June 2001, also prepared by John Oliver and Associates. Based on our
• review and comments heard at the staff review meeting, we would offer the following
comments:
1. No storm drainage calculations were submitted. The concept shown on the
preliminary grading plan shows storm water being conveyed to catch basins
and then to two holding ponds located in Outlot B. Flow arrows indicate that
the southerly pond will overflow to the northerly pond, which will ultimately
overflow to the land to the north. Drainage calculations will have to insure
that water does not discharge from the site at a greater rate than before
development. It is also questionable whether or not the storm water
discharging from the site to the north can be at a concentrated location if the
existing condition is spread out along the northern perimeter.
2. The on-site treatment design that was submitted was very general in nature
and did not include any soil borings. Therefore, it did not include a detailed
final design on the system. A final design will have to be done after soil
borings are taken and submitted for review and approval. It should be noted
that the proposed on-site sewage treatment facility is located in Outlot B
along with the storm water detention ponds. Care will have to be taken to
insure that there is no possibility of the ponds overtopping into the treatment
facility area. Total flow expected in the treatment system is well below the
10,000 gallons per day requiring a Minnesota Pollution Control permit.
3. The grading plan indicates that several of the lots have very flat driveways.
There are even a couple of lots, Lots 5 and 6, Block 1, where the house pad
is below the street elevation. We would recommend that the grading plan be
• adjusted to raise these two sites so that the house pad is above the street
elevation and to verify the driveway grade on each of the remaining lots.
O:\P ROJ\815030j\0240\Ltr-071901-Harlicker.doc
1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
• Mr. Scott Harlicker
July 19, 2001
Page Two
4. The plat consists of the extension of Victoria Drive to the northern end and
then the 207th Avenue right-of-way westerly to the plat limits. According to
City policy, 207th Avenue will need to be constructed to the northwest corner
of the plat. City policy states that when roads are extended for future
development that they also be constructed to that point. This policy ensures
that all lot owners realize there will be additional road construction in the
future and eliminates the question of who pays for the road as the future
developments occur.
5. There appears to be a low area at the north end of Victoria Drive, partially on
the site, partially on the property to the north. This low area is not addressed
by the grading plan.
6. Emergency overflow location and elevation need to be shown to indicate that,
should the catch basins become plugged or inundated, storm water runoff
can make it to the ponding area without endangering any property.
7. No wetland delineation was provided with the submittal package. There
appear to be low areas in Outlot A and Outlot B that could possibly be
wetlands. We would recommend that a determination be made of these
areas as to whether or not they are wetlands.
• 8. Drainage and utility easements 10-feet in width should be provided along the
outlots' frontage with the roadway.
9. It is unclear for what Outlot C is intended. Outlot C is a relatively narrow
sliver of land approximately 800 feet long that extends southerly from the east
end of 206th Avenue Northwest.
10. There is an existing structure on Outlot B. Is this to be removed? Given the
existing structure on this outlot, we wonder whether there has been any other
movement around the site that would make this area unsuitable for a
community wastewater treatment facility.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
---e,----4-1-7;110(acete4d
Terry J. Maurer, P.E.
TM:mw
•
Howarc R. Green Company
0:\PROJ\815030j\0240\t_tr-071901-HariicketjNSULTING ENGINEERS
• ENVIRONMENTAL REVIEW
PROJECT: Hilltop Woods Estates Second Addition
DATE: 6/28/01
REVIEWER: Stephen Rohif
Floodplain: No
Shoreland: No
County Ditches: Yes
It appears that, although County Ditch 28 is not located on this property, the
property may be assessed for this ditch. Ditch inspector should verify this to see
if a reapportionment is needed and drainage calculations should be sent to the
County to show that discharge to the ditch is not increased.
Biological Survey: Yes
Dry oak savanna—barrens subtype and possibly oak woodland—brushland. Get
a recommendation from the DNR on how to handle it.
• WCA: Probably not
I have not received any information on wetlands as of the date of this memo,
however the topo makes it look like there is only one questionable area on the far
west side of the property not is not being affected.
Corps of Engineers: No
DNR: Yes—Woods
NPDES (MPCA): Yes'
The plat improvements necessitate the grading of more than 5 acres.
EAW/EIS: No
SEPTIC : Yes
Require perc and boring to verify suitability for septic systems—too fast of
percolation may be the problem
Oak Wilt: Yes
Provisions for preventing the spread of oak wilt during road and home
• construction should be stipulated
s:\b&z\stever\envirev.doc
Retension/Sed: Yes
The locations of the proposed sedimentation ponds will be reviewed by the City
Engineer. The issue of retention will be important to Sherburne County in
relation to their ditch system.
ISP: No
Cultural Resources: None known on site
NOTES :
I believe the original plat contained a stipulation on development of this
property being postponed until the dead end could be eliminated. Does 207th go
out to Meadowvale Road?
RECEIVED BY: DATE:
•
•
s:\b&z\stever\envirev.doc
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