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5.6 - 5.8 • Item #'s 5.6. — 5.8. City of Elk River. MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Plann= mgik DATE: February 27, 2001 SUBJECT: Case No.'s ZC 01-02, P 01-03, and CU 01-07 Request by S & Z Investments for West Oaks Preliminary Plat Request Consider a request by S & Z Investments for the following: • Rezoning from R1c (Single Family Residential) to PUD (Planned Unit Development) • Preliminary Plat for West Oaks (178 townhouse units) • Conditional Use permit for the site plan for the PUD Location The property is located south of Highway 10, west of Waco Street and north of Pinewood Golf Course. Zoning/Land Use R1c (Single Family Residential) / MR (Medium Density Residential) Attachments • Location map • Preliminary plat • Development plans • Memo from the City Engineer • Staff report to Park and Recreation Commission • Letter from Big Lake Township 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone(763) 441-7420 • Fax(763) 441-7425 Memo to Planning Commission/P 01-07 February 27,2001 Page 2 • Overview S & Z Investments is proposing to develop 38 acres into a 178 unit townhouse PUD. The property is bounded by Pinewoods Golf Course on the south, Big Lake Township of the west undeveloped property to the north and Waco Street on the east. The site is a mix up open fields adjacent to the golf course on the south 1/5 of the site. The remaining area is a mix of wetlands and woodlands. Approximately 5 acres is wetland, about 3.3 acres is open area and the remaining 33 acres is woodlands. There are no existing structures on the property. The properties to the west are in Big Lake Township and are rural single family lots with wells and septic systems. The 10 acres to the north is currently vacant; however; the owner of the property has presented concept plans for a townhouse development. There are 2 single family lots and a fairway for Pinewood Golf Course to the south. There are also a 2 single family lots abutting the project on the east. One is on a 1/2 acre lot, the other is on a 4.5 acre lot. The site is within the urban service and will be connected to municipal water and sewer. Density • There are 178 lots proposed on 33 buildable acres. The density of the project is 5.4 units per buildable acre. If the property were to be developed under the existing R1 c zoning classification, they would be able to plat about 100 lots. For comparison, Trott Brook Farm townhouses (1st and 2nd Additions) have a density of about 6.4 units/acre and Trott Brook Farm 5th Addition (southeast corner of project) has a density of 5.3 units/acre. These density calculations exclude wetlands. The density for Country Crossing Townhomes is 5.8 units/acre. Layout Streets The streets will be a mix of public and private streets. The main streets through the project, 183rd Avenue and Waco Circle, will be public, as will the streets connecting to the property to the north. The public streets will be constructed to City standards. The smaller cul de sacs and dead-end drives will be private streets. The private streets are proposed to be 20 feet wide; on street parking will not be allowed on the private streets. The streets will be owned and maintained by the homeowners • S:\PLANNING\SCOTT\P01-03.DOC Memo to Planning Commission/P 01-07 February 27,2001 Page 3 • association. The city will not be responsible for maintenance, replacement or plowing of these streets. The main access into the project is from Waco Street. 183rd Avenue will be extended through the site to connect Waco Street with 183rd Avenue in Big Lake Township. A loop road will go through the center of the site. Smaller streets will provide access to a majority of the units. All the streets will have concrete curb and gutter. There will be shared drives on most units to limit the number of curb cuts. A six foot wide bituminous trail is proposed along the north side of 183rd Street and the outside of Waco Circle. Access will be provided to the undeveloped property to the north. Lots Most of the lots are located with access from private streets. The units will be a mix of single family and multi-family townhomes. The units on the southern quarter of the site will be the one story, single family units with basements. The remainder of the units will be two-story multi-family, two-story single family and one story single family. Two car garages are proposed and there will be space for 2 cars in the driveway. • Most of the open space consists of wetlands. Open space is also provided along the perimeter of the wetlands and behind the units. There is opportunity for some central, easily accessible open space in the center of the loop. Staff is working with the developer on providing better accessibility to the open space. Natural Features Wetlands There are about 5 acres of wetlands on the site. They are linear and run diagonally across the northeast corner and across the central portion of the site. Some filling of the wetlands will be required for road construction. The applicant is working with the Technical Panel on wetland mitigation. The wetlands will provide a nice amenity for the site and will provide open space behind and between many of the units. Tree Preservation Most of the site is wooded. Since most of the site is proposed to be graded, most of the trees will be removed. Trees will be preserved in the wetlands and some areas around the perimeter of the project. Some tree masses will be preserved • in the center of the loop and adjacent to some of the wetlands. Some grading is S:\PLANNING\SCOTT\P01-03.DOC Memo to Planning Commission/P 01-07 February 27,2001 Page 4 proposed very close to the property lines. The drip lines of the trees on the neighboring properties will have to be fenced with snow fence, along with the trees to be preserved on site, prior to clearing or grading commencing. Grading, Drainage and Utilities These issues are addressed in the City Engineer's memo. Park and Recreation The Park and Recreation Commission recommendation included the following: • The open space inside the loop be enlarged by eliminating 8 single family units. • Construction of a playground of the developer's choice. • Cash dedication to the city for 170 units. The staff report to the Park and Recreation Commission is attached. Landscaping The landscape plan does not comply with the number of trees required per the landscape ordinance. Conifers are proposed along the south side of183rd Avenue and along the golf course. Some are also planted as a buffer along the eastern edge of the project. A revised and more detailed landscape plan will be provided. Development Sign A development sign is proposed at the southwest corner of the intersection of 183rd Avenue and Waco Street. The sign should be outside any drainage/utility easements and maintained by the homeowners association. Phasing The developer is looking at constructing this project in 3 phases. The first phase would be the single family units in the southern portion of the site. The second phase would include the units in the middle of the site and the third phase would be the units in the northern part of the site. He is initially anticipating a 4 to 5 year time period to complete the project. Recommendation Staff recommends that the Planning Commission recommend approval of a zone change from R1 c (Single Family Residential) to PUD (Planned Unit Development) with the following findings: • S:\PLANNING\SCOTT\P01-03.DOC Memo to Planning Commission/P 01-07 February 27,2001 Page 5 • 1. THE REZONING IS CONSISTENT WITH THE COMPREHENSIVE PLAN. 2. THE REZONING WILL NOT CREATE ADVERSE IMPACTS TO ADJACENT USES. 3. THE REZONING TO PUD WILL ALLOW FLEXIBILITY OF DESIGN AND HOUSING TYPES TO BETTER MEET THE NEEDS OF THE RESIDENTS. STAFF ALSO RECOMMENDS THAT THE PLANNING COMMISSION RECOMMEND APPROVAL OF THE PRELIMINARY PLAT AND THE CONDITIONAL USE PERMIT FOR WEST OAKS WITH THE FOLLOWING CONDITIONS: 1. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL. 2. THE DEVELOPER PROVIDES HOMEOWNER ASSOCIATION DOCUMENTS FOR THE CITY ATTORNEY'S REVIEW AND APPROVAL PRIOR TO FINAL PLAT. 3. SURFACE WATER MANAGEMENT FEE BE PAID IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT PRIOR TO RELEASING THE PLAT FOR RECORDING. 4. THE OPEN SPACE INSIDE THE LOOP BE ENLARGED BY ELIMINATING 8 SINGLE FAMILY UNITS. 5. CONSTRUCTION OF A PLAYGROUND OF THE DEVELOPER'S CHOICE. 6. PARK AND RECREATION FEE IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF • FINAL PLAT FOR 170 UNITS BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 7. THE LETTER OF CREDIT SHALL COVER WETLAND MITIGATION. DRAINAGE EASEMENTS SHALL BE IN PLACE OVER THE WETLAND AND THE WETLAND MITIGATION AREAS. 8. RESTRICTIVE COVENANTS SHALL BE RECORDED ON THE WETLAND AND THE WETLAND MITIGATION AREAS. 9. A ONE YEAR MONITORING REPORT ON THE WETLAND MITIGATION IS REQUIRED. 10. THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO THE PLANS. 11. THE ANY STREET CONNECTING TO ADJACENT PROPERTIES SHALL BE A PUBLIC STREET. 12. LANDSCAPE PLAN SHALL BE PROVIDED THAT COMPLIES WITH THE LANDSCAPE ORDINANCE. 13. ON STREET PARKING SHALL BE REVIEWED AND APPROVED BY THE FIRE CHIEF. 14. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES 15. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS OF THE PUBLIC IMPROVEMENTS. I S:\PLANNING\SCOTT\P01-03.DOC Memo to Planning Commission/P 01-07 February 27,2001 Page 6 16. 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. 17. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 18. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 19. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 20. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 21. ALL MAILBOXES BE CLUSTERED. 22. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR RECORDING. 23. 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. 4111 I S:\PLANNING\SCOTTNP01-03.000 e g .�... OMITII 1111 PAL: ; .... „, lip 1 NI 11111°714.11111 t S14411041.,. NM anima. oMill..i. - a., all # 4, i4411M. 1_ NE ..mmi KM igim MIN ilii ,,,,,,,,,..N .l um "�� • ��/I ` 7Cr ;Ili J1uui .—iii � ��,sp� �i��� �,. ilii► FJIrI © *W-Akt `� •COs .� �� 7ti iii . �/��O__'.•1..•doeti' :lir .,.. no• �� •�'.;:47 Fig �/go oema. N� :.r M 4Vni :YY /��dil� ` NVQ W� , „rill ..-AA illillki k 0 „.4 il i.. •14- it,v; iv •KEeau am,4% .,,,v,I, ,,, Ai All , , Ir J-1 ' 11%..4ORONO 111, . e% ` MN — fai NW IN -irt'"'l .\\,./ 111 p km NIIN IN 1_1 Il MN IN 1.11t: IN � �ij�'t�'."yr./� , 1,.•: ,L - -e. 11.....y� S" I. 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' �,_ .. . .t -\ ti ; Cr' WEST OAKS ELK RIVER, MN - {{�-,. BOGART,PEDERSON ..,,u,--..........,,^" "'...,^ . °�"„ p� �Yp S S&Z INVESTMENTS,INC. :i 1&A66OCIATE6,INC. """""""�"` m. - LANDSCAPE PLAN I�/ x"IM +.._ p.amc.fP BO— .e DATE RECEIVED -3i D1 \ r • I t ti' 4$ Vii'! 1 i A itq. ' 1 . i /!Ili 1 I .r:::.!.., .., , , ,:. . :i " 1 . I. 14 ..1 A ;I I a[, tl Pb S q` -r ----Ia € lr I zA F s g I'Ae' i e a • e i9g ; iiiirAilkirfr: I II V111S A f 1 0 ii‘/ ;:g1 Mh 'iII! l illiill a �A x;X �� r F" i ! as 31 i -flyii . g A rC 1 ` as ! A 1 1 1: 0)9 WEST OAKS ELK RIVER, MN SOOART,PEDERSON ,-.-0, ,�. o �� -111 a�..� 3 S h Z INVESTMENTS. INC. �lit ASSOCIATES,MC. ""'""""` DETAIL SHEET _ lorrc,ne.COM. DATE RECEIVED I -" D 1 r • • ir\k / 3 � N t, t r' i fv, 't \:t,iC)1- t t Y� L } Kis i t.� •. s .' t� , Add 0 1.1\4/IBER RIVE .anyl'' t ., ,,,...0ii; 1 ,L0 ''''' ESTA:TES ' ' ' g`fit"giki;t. . . .,. Y ru.'+ . ''.1,,i,:i.,;,,,d .,. ,,,,,. . _ .....,..z418;re,44 . . t :.., , . „ . iir _, . .... . ..„, ... ........_...__,, , . .t.. : , ,,,,,, ":.. *4*� .,�y's 11,4X' a +a sar,,..ice ..x+," *'*F� ,.'',*. ,f a '� T i ; • '�" ."°1w�m# 12..- 't2 .ei tJ .,..y.`,T ,mss,..,Jd, .x4"..M'd: ..."' .'..�''.............. .. :xs ,.wt. "`.,:. 5'... ,.. ,. -:' � A ` ` , a- ';7:AA' ...,'''4`;;... .,,,A,Ttli.11'.'''filVer°Vir:`:.?,..7 -,4%:*.,'7.c.:!,,i-1*4,4, ,;1.,. -41.,t,,-..p,„4,* Vie ..rii!-A,,,Ayie4;,,Ar, ''' s , , � ? vA" ,,fi g ; a ,,, F , st s^�ma.; vi -t.' . ` < ;`a` ,,,..:'.fit... & , i. ' a $'', Ae1; "kAT , `p. A. s' '4L-k.,.4-1.,7- a" f '" a agt gi ; '-ft` ' td ,g 4 . x '1.41- 4 , , « d '� r .r � �' ,, ':. ais n $ .r� �`3f�t t L .i txni "$ ,� � .e ,r" y+ �#d,74.kir ''':;i1-1,;'''';', 4**- -'-'''''*;-.4-T, . ' : , Al - _a - :.. y: ;N rd7C.:47. Howarc R. Green Company February 21, 2001 File: 812970J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: WEST OAKS ADDITION Dear Mr. Harlicker: As requested, we have reviewed the West Oaks Addition located west of Waco Street and just north of the Pinewood Golf Course. The submittal package was prepared by Bogart Pederson & Associates, Inc., and consisted of a preliminary plat; grading, . drainage, and wetland mitigation plan; utility plan; landscape plan; and detail sheets. Based upon our review, comments received at the staff review meeting, and meetings with the Developer, we would offer the following comments: 1. GENERAL • The site consists of a total of 38.16 acres, with 5.15 of these acres being wetlands; therefore, the buildable area is 33 acres. The preliminary plat shows 77 single-family units and 101 multi-family units, for a total of 178 units. • This property borders the west City limits. To the south is the Pinewood Golf Course, and to the north are approximately 10 acres between this plat and TH 10. This land is currently outside of the urban service area but may petition to be brought back in. On the east side of this plat is Waco Street. • As of the date of this correspondence, no drainage calculations have been submitted. When they are submitted, the plat will have to provide both quality control according to Best Management Practices and rate control. Drainage from this plat generally flows to the northeast and under TH 10 through an existing culvert, ultimately outletting to the Elk River. • The 178 units can be expected to generate a significant amount of traffic. Most of the traffic will exit to Waco Street because of the signalized intersection with Highway 10. Waco Street is currently being rebuilt by the City. There have been no assessments to the abutting property. It would be reasonable to have this property pay its fair share for the Waco Street • reconstruction as part of the Developer's agreement. O:\PROJ\812970J\0240\Ltr 02-19-01 McPherson.rev.doc 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Mr. Scott Harlicker February 21, 2001 Page 2 • 2. PRELIMINARY PLAT • Currently, the only access points for this plat are Waco Street in the southeast corner and 183rd Avenue in Big Lake Township in the southwest corner. • There could be access in the northeast corner of the plat which leads out to the realigned Waco Street. It is unclear whether it is reasonable for this plat to connect to that point. There are wetlands lying between the access point to Waco Street and the last street within the plat. • The street that extends to the northerly plat line along Buildings 1 and 2, Block 9, needs to be to City standards. This will be the route that will provide one access point to the 10 acres to the north. 3. GRADING, DRAINAGE, AND WETLAND MITIGATION • There are two points on Waco Circle where wetlands will be impacted by constructing the road. There is also a portion in the northern part of the plat where street construction will impact wetlands. There is wetland mitigation shown on the plan; however, no Technical Evaluation Panel has been held at this point to review the wetland issues. The plat will have to go through a TEP review and meet all the conditions set forth. • All of the wetland areas, wetland mitigation areas, and ponding areas will need to be within drainage and utility easements. It is unclear whether all of the common space in this development will be designated as drainage and • utility easement. If not, specific easements will need to be provided around the wetland and ponding areas. • If another City street were extended to the property to the north from the northwest portion of the plat, the property to the north could potentially develop without filling wetlands for road purposes. • Not enough detail is shown at the southerly, westerly, and northerly boundaries to determine whether the grading matches adjacent properties. • There are several locations in the development where drainage crosses lot lines, emergency overflow elevations are missing, and other specific drainage issues need to be detailed. We believe all of these can be reasonably accomplished. We will be meeting with the Developer's engineer to go through these issues in detail prior to the submittal of the final grading plan. • There is an approximately 5-acre piece with a single-family homestead on it in the northeast corner. We question whether public street access should be provided to the property line of this parcel, should it be subdivided in the future. • There is no park area shown on the plat. Given the 178 units proposed, it would seem reasonable that some small park area for playground equipment be provided. 4. UTILITY PLAN • Sanitary sewer will be provided from a stub in the southeast corner of the plat. All of the sanitary sewer extended through the development will be considered public utilities and will need to fall within public rights-of-way or easements. Sanitary sewer needs to be extended to the north limits of the 0:\PROJ\812970J\0240\Ltr 02-19-01 McPherson.rev.doc Howarc R. Green CoTcany CONSULTING ENGINEERS Mr. Scott Harlicker February 21, 2001 Page 3 property at a depth sufficient to serve the 10 acres to the north. Because that property is currently outside of the urban service area, consideration could be given to this development for any extra length of sanitary sewer or extra depth to eventually serve the property to the north. • Watermain will be extended into the development from Waco Street. There are connection points in the southeast corner and the northwest corner. The watermain needs to be looped throughout the development. The three stubs to the west can be looped by extending a water line along the western limits of the plat connecting the three roads that currently have water dead-ending. The cul-de-sac in the southeast corner of the development can stub water back to Waco Street, thus looping it. • In the northwest portion of the plat, a water stub to the property to the north should be provided. Perhaps a sanitary sewer stub should be provided also. The property to the north is currently outside of the urban service area, but may petition to be brought back into it. • The layout of hydrants and valves will be further reviewed as final plans for the improvements are submitted. • Each unit will need an individual sanitary sewer and water service if they are to be individually owned. The exception to this would be if there is a Homeowners' Association which would be responsible for the sewer and water services, then a single service can be extended to each of the multi- family buildings. • Watermain extended through grass areas for looping purposes needs to be HDPE pipe. • 5. LANDSCAPE PLAN • Many of the trees shown on the landscape plan are within the street rights-of- way or drainage and utility easement adjacent to the street right-of-way or key perimeter of the plat. Many of these locations are the areas where the small utilities tend to place their facilities. We believe these landscaping elements should be outside of the rights-of-way and drainage and utility easements. If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company / Terry J. Maurer, P.E. TJM:tw • O:\PROJ\812970J\0240\Ltr 02-19-01 McPherson.rev.doc Howarc R. Green Comoany CONSULTING ENGINEERS