6.4 - 6.6 '`./ ` ITEMS 6.4. - 6.6.
( /
•ity of
Elk Ri
ver
ITEM#
MEMORANDUM
TO: The Planning Commission
FROM: Stephen Wensman, Planner
DATE: August 24, 1999
SUBJECT: Bridgeland Development Zone Change,
Preliminary Plat, and Conditional Use
Permit for Preserve Estates, Public
Hearing Case No. ZC 99-7, P 99-10 and CU
99-30
Request
Bridgeland Development requests:
• A. Zone Change from R1A (Single Family) to PUD (Planned Unit Development).
B. Preliminary Plat and Conditional Use Permit for a 27 lot single-family
development.
Location
General Description: North of Oak Meadows subdivision, south of Knollwood, east
of Tyler Street, west of Trott Brook.
Zoning/Land Use
Rla (Single Family Residential) / LR (Low Density Residential)
Attachments
• Location map
• Preliminary Plat
• Preliminary Grading/Drainage Erosion Control Plan
• Tree Preservation Plan
• Shoreland tier requirements sheet
• DNR Shoreland PUD Tier Map
• Letter from the DNR
• Memo from City Engineer
•
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD&Phone: (612)441-7420 • Fax: (612)441-7425
Memo to Planning Commission/ZC 99-7,P 99-10, CU 99-30
August 24, 1999
Page 2
• Overview
Bridgeland Development is proposing a Planned Unit Development, Preserve
Estates, for a 74.7 acre parcel located north of Oak Meadows subdivision, south of
Knollwood, east of Tyler Street and west of Trott Brook. The development, as
proposed, consists of 27, roughly 1 acre, single-family residential lots. In addition,
50% of the site will be open space protected from further development by deed
restriction and held in common through a homeowners association. The open space
will contain a walking trail, most likely a mown trail that winds through the open
space partially along an existing farm road.
The site was previously a small farm with some feed crops and cattle. Through the
center of the site between the pond and wetlands is a ridge with woods and fields.
The site has many constraints on development with its topography, wetlands, woods
and surrounding existing development. Both the pond and the Trott Brook are in
the Shoreland Overlay District, DNR protected and subject to the restrictions of the
Shoreland Ordinance. The existing farmhouse will remain and be incorporated into
one of the lots.
Proposed Development Plans
The site layout consists of 27, roughly 1 acre lots fronting on a new road connecting
Polk St. and Tyler St. that lies on a ridge between the pond and wetlands and on a
• road spur to provide future access to the Larson property to the north. The DNR
protected wetlands, under the Shoreland Ordinance, provide the greatest site
constraint. On the west side of the site is a Type 3, 6.01 acre, pond and on the east
side of the site is the Trott Brook.
Shoreland Ordinance
The Department of Natural Resources has specific classifications for different types
of water bodies through out the City of Elk River. The pond is considered a Natural
Development Water, which has certain restrictions that extend 1000 feet beyond the
ordinary high water mark of the pond. The Trott Brook is a considered Tributary
Stream, which has certain restrictions that extend 300 feet beyond the ordinary
high water mark of the Trott Brook. Almost all of the parcel falls within this
restricted area and is subject to the Shoreland Ordinance and the criteria to
preserve the integrity of the natural resources.
Under the Shoreland Ordinance, the site can be divided into tiers of 400 foot
increments radiating out from the pond. Preserve Estates has 3 tiers from the pond
and most of the development occurs within the second tier. None of the development
occurs within the Shoreland of the Trott Brook.
Generally, the Shoreland Ordinance allows a certain density of development within
each tier. Some of the "base density" from one tier may be transferred to the next
• as long as that tier is further away from the pond. Besides "base density," an
increase in density can be achieved by meeting various performance standards such
\\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p99-10.doc
Memo to Planning Commission/ZC 99-7,P 99-10,CU 99-30
August 24, 1999
Page 3
• as additional open space, storm water management, vegetation protection and
landscaping. The developers have utilized increased density by increasing the
setbacks for septic systems and by protecting existing vegetation around the pond.
Attached is a density evaluation prepared by Terra Engineering, which outlines the
setback and density issues within the tiers.
Larry Krampka, from the DNR, has given preliminary approval subject to
conditions having to do with the septic systems.
Septic Systems
Typically, lots within Shoreland PUD's are required to utilize a clustered septic
system. The DNR has preliminarily agreed to allow individual septic systems if
under a homeowners association maintenance agreement, subject to DNR review.
Any lots with questionable soils will be subject to peculation tests prior to final plat
as determined by the City Engineer.
Right-of-Way and Access
The developer will be constructing a new section of Polk Street into the Oak
Meadows subdivision to connect with the existing Polk Street cul-de-sac. Also, the
developer will be dedicating additional right-of-way for Tyler Street NW. All the
lots in the development will have internal street access.
• Grading and Drainage
See the attached City Engineer's comments dated August 17,1999
Setbacks
The structure setbacks will be consistent with the underlying zoning district, Ria.
Landscaping
One front yard tree and one street tree are required for each lot, two of each for
corner lots.
Tree Preservation
The tree preservation plan shows the likely grading limit (limit of tree removal)
with the septic systems in their proposed locations. (See attached tree preservation
plan)
Park and Recreation
The Park and Recreation Commission recommended cash dedication to meet the
• Park dedication requirements. The Comprehensive Park and Recreation Plan
\\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p99-10.doc
Memo to Planning Commission/ZC 99-7,P 99-10, CU 99-30
August 24, 1999
Page 4
5 identifies no trail or parks in this area. The common open space will provide some
of the recreation needs for this development.
Recommendation
Staff recommends that the Planning Commission recommend approval of the
following:
A. Rezoning from Ria (Single Family Residential) to PUD (Planned Unit
Development) based on the following findings:
1. A PLANNED UNIT DEVELOPMENT ALLOWS A COMPREHENSIVE
REVIEW OF DEVELOPING THE PROPERTY.
2. A PLANNED UNIT DEVELOPMENT ALLOWS FOR FLEXIBILITY IN
SUBDIVISION DESIGN.
3. THE REZONING IS CONSISTENT WITH THE COMPREHENSIVE PLAN
AND THE SHORELAND ORDINANCE.
B. Preliminary Plat and Conditional Use Permit for a 27 lot single family
development with the following conditions:
1. A DEVELOPERS AGREEMENT AND PUD AGREEMENT BE PREPARED
• OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL
AND INSTALLATION OF IMPROVEMENTS.
2. ALL COMMENTS OF THE CITY ENGINEER'S MEMO DATED AUGUST 17,
1999, BE INCORPORATED INTO THE PRELIMINARY PLAT AND MADE A
CONDITION OF APPROVAL.
3. THAT WRITTEN APPROVAL IS OBTAINED FROM THE APPLICABLE
PROPERTY OWNERS, PRIOR TO GRADING OFF SITE ON PRIVATE
PROPERTY.
4. THAT SOIL BORINGS BE CONDUCTED ON LOTS AS REQUIRED BY THE
CITY ENGINEER PRIOR TO FINAL PLAT TO ENSURE SUITABILITY FOR
SEPTIC SYSTEMS.
5. THAT A HOMEOWNERS ASSOCIATION DOCUMENT BE PREPARED,
SUBJECT TO THE CITY ATTORNEY REVIEW AND APPROVAL, PRIOR TO
FINAL PLAT.
6. THAT THE DNR REVIEW AND APPROVE THE HOMEOWNERS
ASSOCIATION MAINTENANCE AGREEMENT FOR INDIVIDUAL SEPTIC
PRIOR TO FINAL PLAT.
7. THAT THE OPEN SPACE CONTAINED IN OUTLOTS A& B HAVE A DEED
RESTRICTION ON THEM TO PROHIBIT FURTHER DEVELOPMENT TO BE
• RECORDED AT THE SAME TIME AS THE FINAL PLAT.
\\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p99-10.doc
Memo to Planning Commission/ZC 99-7,P 99-10, CU 99-30
August 24, 1999
Page 5
• 8. THAT THE HOMEOWNERS ASSOCIATION DOCUMENTS INDICATE THAT
THE OUTLOTS IN THE DEVELOPMENT ARE OWNED IN COMMON BY ALL
RESIDENTS OF THE DEVELOPMENT.
9. THAT STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER
UTILITIES.
10. THAT A LETTER OF CREDIT ISPROVIDED TO THE CITY IN THE AMOUNT
OF 100% OF THE COSTS OF PUBLIC IMPROVEMENTS.
11. 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.
12. 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 WITH SHERBURNE COUNTY.
13. PARK DEDICATION FEE AND TRAIL FEE IN THE AMOUNT REQUIRED
BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO
RELEASING THE PLAT FOR RECORDING WITH SHERBURNE COUNTY.
14. A GRADING AND EROSION CONTROL PLAN AND DEVELOPMENT PLAN
BE SUBMITTED AND APPROVED BY THE CITY ENGINEER PRIOR TO
III
THE ISSUANCE OF BUILDING PERMITS.
15. ALL LOTS SHALL HAVE A BUILDABLE AREA LARGE ENOUGH TO
ACCOMMODATE A 50 'X 50'BUILDING PAD AND A DISTANCE OF 30 FEET
BETWEEN THE HOUSE AND ANY WETLAND.
16. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY
ENGINEER BE PAID TO THE CITY PRIOR TO RELEASING THE PLAT FOR
RECORDING WITH SHERBURNE COUNTY.
17. A LANDSCAPE PLAN SHALL BE PROVIDED PRIOR TO FINAL PLAT. THE
LANDSCAPE PLAN SHALL INCLUDE FRONT YARD AND BOULEVARD
TREES AS REQUIRED BY ELK RIVER CITY ORDINANCE.
18. THAT A TEMPORARY CUL-DE-SAC IS INSTALLED AT THE NORTH END
OF POLK STREET NW IN THE PLAT AND AN EASEMENT BE DEDICATED
FOR THE TEMPORARY CU-DE-SAC.
19. MINIMUM SETBACK REQUIREMENTS FOR THE PRINCIPLE STRUCTURE
SHALL BE AS FOLLOWS:
FRONT YARD 35 FEET
SIDE YARD 20 FEET
GARAGE SIDE 20 FEET
REAR YARD 30 FEET
el
20. ACCESSORY STRUCTURE SETBACKS SHALL BE:
\\elkriver\sys\shrdoc\planning\stevewe n\pcmmo\p 99-10.doc
Memo to Planning Commission/ZC 99-7,P 99-10,CU 99-30
August 24, 1999
Page 6
• FRONT YARD 35 FEET
SIDE YARD 20 FEET
REAR YARD 30 FEET
•
•
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I N I LOT DENSITY I > OQ Z
LOT AREA= 32.19 Aa I cc W
R.O.W.- 4.18 Ac. Mi .D
Drainage and Utility Easements are shown OUTLOTS- 36.41 Ac. Z E1
thus: 1 I LOTSL- 72.Zg Ac. W Z w
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BUILDING SET-BACKS:
10, E----110 -_ Front: 30 Feet Cr
t a Side: 10 Feet m
Rear: 20 Feet
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Hent 0.11.W.: 188 Feet 0 100 200 300
iimommemes
Being 10 feet in width, unless otherwise OWNER/DEVELOPER:
indicated, odpining right-of-way lines, Bridgelond Development Company SCALE IN FEET SHEET NO. /
and being 5 feet in width, unless other- 20141 Iconic Trail For the purposes of this plat the North One
wise indicoted, adjoining lot lines, as Lokevdle. MN 55044 of the North half of the Southeast QuarterI OF
shown on the plot. (612) 965-5000 Is assumed to bear 558.31.45" /
KITED
r Ml site grading,veiny cansW,ctJcand paving Pim g snail be cottoned pthe reguherents of the Sa f�gr.
hee
The Contractor shall schedule the Saes so that o,.d fkotkn of all sit*p-aavg,4/tiny constriction,i
paving
ggereV bei furnishedtoa and if�ir+r during and wort conple'Jon of the protect The Saes
s Lradg taterim.ance to withi ft
•MI olstnrbed areas(excluding
&
tang and pared areas)to be restored with 6h. topsoil,and be sodded or
• seeded a matched, within 10 days otter the site p-ad,g is completed
s The Contractor b responsible for erosion control installation,,ahttnancr.and Thal removal after the turf
estabdshed Sit fences are to be placed byy trip Contractor,prior to Constn.-ban,as necessary to prevent
Flron leaving the site. MI catch bash In atsterbed areas are to be surrounded atth staked hay bales or sit
until parelp Is started
s The Contractor shall not start work anti all necessary perWir have been obtaied The Contractor is
reser. le for eonforMtp to the rrqurtments of these peer til.
■ T,e Cpittyy Standard Ste kc 7 s ,s and Detats,Mn.GT Standard SpedfYa tons,along with the Specifications
and Debuts prepared by the Engieer volt govern this project
• The location of the endergrouci utilities shown are approximate only. The Contractor to verify utility
locations by contacting Gopher-State 6e Call(61 0-0.52-u66)prior to any excavations.
/ 201ST CIR.
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PRELIMINARY GRADING/DRAINAGE PLAN .• �•�+• '�«.�, } 8/1Ulf11.1rY.d1 W 6pp1 Qenwood Ave.
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SITE y OliverAssoctafes(612-441-2072)5011 ENGINEER o Oda lot Ian(a)r lot ane,troI W
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197th Ave NW ).— Sol Testlng Services(612.315-6302) N Z Q
WETLAND CONSULTANT: �n d
Mark lyoQnug Z 1
Yo#aug Environmental Services(612-472-4875) Z;
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7/20/99 By: Peter Knaeble, P.E. (Terra Engineering Inc.)
Preserve Estates, Elk River, MN
• Requirements per Elk River
Shoreland PUD Ordinance"
Tier dimension 400' "Suitable Area" is area w/i each tier excluding
(Natural Envir. Lake, Wirtz Pond, unsewered) wetland, bluffs, and land below OHW. There is
no "bluff" area on this site.
"Suitable Area"within Tier 1 15.6 ac. (wetland = 0.4 ac.)
(400'from Wirtz Pond OHW)
"Suitable Area"within Tier 2 17.1 ac (wetland = 0.7 ac.)
(400-800' from Wirtz Pond OHW)
"Suitable Area"within Tier 3 11.2 ac. (wetland = 3.5 ac.)
(800+'from Wirtz Pond OHW)
Single family residential lot size standard 2.5 ac.
(within 1000' of Wirtz Pond OHW)
"Base Density" Tier 1 6.2 lots
"Base Density"Tier 2 6.8 lots
"Base Density"Tier 3 4.5 lots
Total "Base Density" 17.6 lots
"Base Density Bonus"
Allowed if:
- 50% of total site is open space (may include wetland areas)
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'dividual on-site sewage systems must have Association maintenance agreement (per Larry Krampka of DNR)
back increased from 25% from 150'to 188' from OHW (with vegetative management)
Cummulative
Max. Max. Max.
Base Max. Density Total Total
Density Density Increase Density Density
(units) Increase (units) (units) (units
Tier 1 6.2 50% 3.1 9.4 9.4
Tier 2 6.8 100% 6.8 13.7 23.0
Tier 3 4_5 200% 9.0 13.4 36.5
Total 17.6 36.5
(Unit numbers may be transferred to a higher tier,
but not to a lower tier)
Proposed Prelimary Plat:
No. of lots 27 (incl. ex. house)
Total site area (ac.) 72.8
Total area of Open Space (ac.) 36.4 % of total site =50.0%
No. homes in Tier 1 4 Ex. house at 170' setback, the rest
No. homes in Tier 2 18 are at 188'+ setback from Wirtz Pond OHW.
No. homes in Tier 3 .
Total 27
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DEVELOPER:
Neel Krzyzaniak d
6ldgeland Development(612.985.5000) SETBACKS:0...,,
CIVIL ENGINEER: I o,side setback se (30'Amer)
vc Peter Knaeble,PE 20'rear setback rn
os Tena Engineering Inc.(612-593-9325) 189'setbark from Wirtz ONW(Ind.MineeleV) 1
to
SURVEYOR: Z
TerryHerman EASEMENTS:
SITE 5'alae lot linos(ryoi
Cohn Oliver 6 Assouates(612-441-2072) 10'front end rear lot linen(ryP) EE
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��P,E OF MIN/y�,.T9
Minnesota Department of Natural Resources
• to DNR WATERS t—(
DpA .¢ 940 INDUSTRIAL DR., #103, SAUK RAPIDS, MN 56379-1235 ---_
��F ��° Phone No. (320) 255-2976 _-
�OF NATURP�P
August 5, 1999
Michele McPherson
Director of Planning
City of Elk River
PO Box 490
Elk River, MN 55330-0490
Dear Ms. McPherson:
Preserve Estates Preliminary Plat, Unnamed Wetland 71-11W, Sherburne County
Thank you for the information regarding the referenced preliminary plat. I have reviewed the concept previously
over the phone with the project engineer. I would like to offer the following comments at this time.
1) There are a couple of corrections to the plat sheets. First the vicinity map indicates the site is in Section 26.
Secondly,the plat incorrectly refers to the basin as 71-238W. The basin that is located in Section 23 is
actually 71-11W. The OHW elevation of 936.90 also should be clearly marked on the plat.
2) The project proposer has indicated that the individual sewage treatment systems will be managed by an
• Association. I have indicated to the project engineer in the past that I am amenable to the idea. However,
the acceptability of the concept hinges on the level of responsibility and the nature of the Associations
authority. I also have indicated that the siting of the treatment systems should be done in a manner that
further removes the potential impacts of the systems on the surrounding resources. If flexibility is to be
granted in this area of the proposal, it appears reasonable to expect additional care would be taken in siting
the treatment systems.
I hope these comments are helpful. I certainly would like to see the portion of the Homeowners Association
documents that deal with the treatment systems,before I endorse the plan. The concept is sound in my opinion,
however. If the Planning Commission is comfortable that the project is consistent with the intent of the ordinance I
have no objections to the project.
I apologize for missing the earlier meetings on this project. As you know, our office has been moving,which has
been a major disruption to service. However, I would also add that I was not given sufficient notice for the last
meeting(one day). I will always do my best to participate on those projects you desire or need our input on in the
future. However, it is not uncommon for my schedule to be filled 2-3 weeks in advance, so please give me as much
lead time as possible. Thank you for your patience and please contact me if there any further questions or concerns.
Sincex`ely,
/ti...L.
PLa ¶amka ''
Area Hydrologist
c. David Hills,Regional Hydrologist
• Peter Knaeble, Terra Engineering, Inc.
DNR Information:612-296-6157, 1-800-766-6000 • TTY:612-296-5484, 1-800-657-3929
An Equal Opportunity Employer " Printed on Recycled Paper Containing a
Who Values Diversity za Minimum of 10%r Post-Consumer Waste
"Helping you protect Minnesota's water resources"
.74,
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Howarc R. Green Company
L CONSULTING ENGINEERS
August 17, 1999
File: 807640J-0240
Mr. Scott Harlicker
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: PRESERVE ESTATES
Dear Mr. Harlicker:
As requested we have reviewed the preliminary plat and preliminary grading/drainage plan for
the Preserve Estates project located on north Tyler Street. Based on our review and comments
received at the staff review meeting we would offer the following comments.
1. No drainage calculations have been submitted for this project. There are a number of
questions that are raised when reviewing the grading plan relative to drainage concerns.
For instance, on Lot 4 Block 2 there is a high point that naturally flows both directions. The
• portion that flows to the east flows through a swale located on Lots 5 and 6, ultimately going
under 201st Avenue in a storm sewer pipe. There are no easements provided for this swale
and the swale crosses the proposed septic system sites on Lots 5 and 6. This obviously is a
concern.
Another example is once this pipe crosses 201st Avenue it goes into a wetland on Lot 7. If
you follow the natural contours, this wetland will overflow to either the north or the east to
another wetland. Ultimately crossing under Polk Street, then flowing to a storm water pond
prior to outleting to the Trott Brook area. Again, no easements are provided, no storm
sewer calculations for the pond have been provided. Also, it is not acceptable to discharge
runoff from the road directly into wetlands without first providing a sedimentation pond.
One other example of this would be at the west end of 201st Avenue, a proposed storm
sewer would collect the runoff and discharge it to the north onto Lot 1 to existing wetland.
There is no indication of where the wetland would overflow from here or if it sufficient
capacity for the amount of runoff. Following the natural contours, if it overflows it could end
up into a low area located on Lot 1, north of this development. Again, a sedimentation pond
should be provided prior to discharging to the wetland.
We would recommend that the storm water calculations be submitted, reviewed and
approved prior to approval of this development.
2. There are a number of areas, including those listed above, where additional easements are
needed but not shown on the plan. In addition, all the wetlands in Outlot A and Outlot B
should be provided with drainage and utility easements to protect the wetland areas.
O:\PROJ\807640j10240\640-1705.august99.doc
1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
• Mr. Scott Harlicker
August 17, 1999
Page Two
3. Given the house pad location and the elevations there are a number of potentially flat
driveways. These would include Lots 7, 8 of Block 1 and Lots 4, 5, Block 2 and Lot 1 and 6
of Block 3. Conversely Lot 5, Block 1 shows a driveway very close to exceeding the 10%
maximum grade.
4. We would recommend that the proposed storm sewer be extended northerly to the
intersection of 201st Avenue and Polk Street and a catchbasin be placed at the northwest
corner of this intersection to pick up the flow coming from both streets prior to crossing Polk
Street.
5. Lot 6, Block 1 and Lot 6, Block 2 have very severe grades immediately outside of the right-
of-way. We would suggest that the grading plan indicate how a driveway would be
constructed on these two lots. We have in other instances required the developer to
actually construct these severe driveways with the mass grading operation to insure that
they are built at a reasonable grade.
6. There are a number of lots where the natural elevation at the proposed septic system
location is relatively close or even below the elevation of the water in the wetland. The
water elevation in wetland number 12 is shown at 934.7. Many of the septic system
locations in the southerly lots of Block 2 are at or below these elevations, we would
recommend that it be required that any of these questionable lots have a soil boring and
percolation test taken on them prior to final approval to insure that a septic system can be
constructed on the lot. The detailed listing of these lots in question can be provided to the
developer at a later date.
7. Down in the southern part of the development where 201st Avenue meets the plat boundary
there is grading shown off of the project site. The 934 contours just end off the project site.
More definition needs to be provided as to what grading needs to take place here and how
the developer proposes to receive permission from private land owners to accomplish this
grading. The same is true at the northern end of the plat where the temporary cul-de-sac of
Polk Street meets the plat boundary. There is significant amount of grading off of the project
site. The developer should provide proof that they have permission to undertake this
grading prior to approval of the grading plan.
8. In Outlot B there is a trail shown that is labeled private trail. This trail crosses the wetland
and a couple of locations. It is unclear how they propose to have a trail cross the wetland
without putting fill into the wetland area, which would require approval through Steve Rohlf's
office.
If you have any questions regarding these comments please call.
Sincerely,
Howard R. Green, jCompany
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• Terry J. aurer, P.E.
0:\PROD\807640]\0240\640-1705.augu§t99.80rC R, Green Corn oany
CONSULTING ENGINEERS
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