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Item 3 rk,/ -`\( 410 Item/ 3. City of w MEMORANDUM Elk River TO: The Planning Commission FROM: Stephen Wensman, PlannerA7 DATE: December 12, 2000 SUBJECT: Request for Preliminary Plat of Hillside Estates Eighth Addition, Public Hearing Case No. P 00-18 Request Phoenix Enterprises requests Preliminary Plat approval of Hillside Estates Eighth Addition, a 104-lot single-family residential subdivision in the Rle zoning district. Location IIGeneral Description: West of Auburn St, east of Highway 169 and South of 197th Avenue. That part of the Northeast Quarter of Section 27, Township 33, Range 26 and the Northwest Quarter of the Northwest Quarter of Section 26, Township 33, Range 26, Sherburne County, Minnesota lying easterly of U.S. Highway 169, except that part platted... (Hillside developments), together with Outlot A and B Hillside Estates 1st Addition and Outlot B, Hillside Estates Fourth Addition. Zoning/Land Use Rle (Single Family Residential) /MR (Medium Density Residential) Attachments • Location Map • Revised road layout, 12/6/00 (a full set of revised drawings will be provided on 12/12/00) • Preliminary Plat, dated 11/14/00 • Preliminary Grading and Erosion Control Plan, revised 11/15/00 • Preliminary Landscape and Tree Preservation Plan, dated 11/15/00 • Park Plan, revised 11/15/00 • Howard R. Green Memorandum, dated November 22, 2000 • Exhibit A, Suggested Lot Changes, November 22, 2000 41111 • Exhibit B Suggested Lot Line Adjustments, November 22, 2000 • Exhibit C, Hillside Estates Park and Trail Plan, November 22, 2000 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone (763) 441-7420 • Fax (763) 441-7425 Memo to the Planning Commission/P 00-18 December 12,2000 Page 2 III • Section 1008.18, Park Dedication Requirements • Letter from Cheryl Becker Overview: On November 28, 2000, the Planning Commission held a public hearing for The preliminary plat of Hillside Estates Eighth Addition. At that time, the Commission tabled the request because of insufficient information for review and because of unresolved issues. Since that time, Phoenix Enterprises has modified the preliminary plat drawings with the following changes: 1. Removed Lot 2, Block 4. 2. Reconfigured lot lines. 3. Reconfigured Dodge Street in the southwest corner of the site (see attached revision). 4. Moved sidewalk on 196th Lane to the north side of the street. 5. Removed paved trail north of 196th Lane. A full set of revised plans will be provided at the December 12, 2000 Planning Commission meeting. • The revised proposed preliminary plat is a 104 lot single-family residential subdivision on 62.74 acres in the Rle zoning district. Hillside Estates Eighth Addition is the last section of Hillside Estates to be developed. The proposed subdivision includes a 4.27 acre (Outlot D) Park with trails in the adjacent power corridor (Outlots B and C). Together the park and traillutility corridor encompass 13.43 acres. Credit for park dedication will be adjusted to reflect the amount of utility corridors, wetlands and steep slopes encumbering the property. Analysis: Existing Conditions The site is located in the woods behind Menards and adjacent the Great River Energy Power Line Corridor. The site consists of rolling hills and mature Oak woods and several wetlands as has been typical in previous Hillside Estates developments. Crossing the site are two power line easements, a 240 feet Northern States Power power line easement and a smaller 60 feet wide United Power Association power line easement. Within the woods, staff found numerous ATV/pedestrian trails that connect the Hillside 5th and 2nd Additions to the commercial area along Highway 169. Phasing No phasing of the development has been indicated, however, the developer has II stated that the first phase would include connecting Dodge Street to 196th Lane near \\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p00-18.doc Memo to the Planning Commission/P 00-18 December 12,2000 Page 3 • Menards. This is being done to to encourage the new traffic to drive west rather than using Auburn Street. Lot Configuration All the proposed lots meet or exceed the 12,000 SF minimum lot area requirements of the Rle zoning district with the average lot size being roughly 16,720 SF (new calculations not yet provided). Since the November 28th public hearing, the developer has reconfigured several lots as requested by staff. In areas where staff had concerns over steep grades, walls will be constructed. Wetland Conservation Act The developer has shown areas of fill and wetland mitigation, which will require a Technical Panel review and approval as required by the Wetland Conservation Act. As proposed, each of the four wetlands in the development will be partially filled to accommodate lots or grading. Lot 11, Block 5 and Lot 15, Block 2 require filling of wetlands. Grading, Drainage and Erosion Control • (See the Attached Howard R. Green Memorandum). Utilities (See the Attached Howard R. Green Memorandum). Tree Preservation Most of the existing woods will be removed with construction. All trees shown as preserved shall be protected prior to clearing or site grading by fencing the drip line of protected trees and the limit of grading with a snow fence to prevent unnecessary grading, compaction, or storage of debris or equipment. 50-Foot No Cut Zone A condition of the Hillside Crossings commercial development conditional use permit stipulated that a 50-foot buffer was to be maintained between the commercial area and future residential development. This buffer area is presently shown inclusive of the required back yard area. No additional buffer area has been provided behind Menards. Landscaping The Landscape and Tree Preservation Plan conforms to City requirements. No 1111 landscaping has been proposed for the park area, however staff has prepared a landscape plan for the park with conifers and shrub plantings along the back yards \\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p00-18.doc Memo to the Planning Commission/P 00-18 December 12,2000 Page 4 • of existing residential lots. (See attached Exhibit C, Hillside Estates Park and Trail Plan). Development Signs No development signs have been indicated. Roads Since the November 28 public hearing, the developer has reconfigured Dodge Street so that it more closely resembles the original concept plans for the area. Dodge Street will extend north from its present location to a T intersection with a three way stop. This has been done in response to the comment heard during the public hearing. Dodge Street and 196th Lane will provide the only ingress and egress from the plat. 196th Lane is presently constructed to the east property line adjacent to Menards. There will be six new cul-de-sacs, in part due to the rolling terrain and wetlands. Snow storage easements will be required in each cul-de-sac as has been required in other developments. Sidewalks • Sidewalks will be constructed along the north side of 195th Ave, the east side of Dodge St. and on the north side of 196th Lane to provide a pedestrian circulation loop that connects the park to the commercial area along Highway 169. Parks and Trails No change to the park has been proposed, however the trail has been removed north of 196th Lane. The proposed Park, Outlot D, is 4.27 acres in size of which about half is wetland, utility easement or steep slope. A 60-feet wide powerline easement crosses the Park in a north-south direction and a watermain easement crosses the park in an east- west direction. A play structure, tennis court and basketball court are proposed amenities for the park. Staff has provided a landscape plan that identifies screening of the backyard of existing homes. Outlots B and C, the 240 feet wide Great River Energy power line corridor combined are 9.16 acres in size and will be used as a trail corridor linking the Hillside 5th Addition Park to the new Park to 195th Circle and 196th Lane. The trail will be a 10 foot bituminous trail with a gradient of 8%, which will require grading in the utility corridor. Outlot B is too steep for a bituminous trail, but may include a woodchip trail at a later date if the Park and Recreation Commission determines that the amount of foot traffic warrants one. Together, the park and traillutility corridor encompass 13.43 acres and have adequate road frontage and enough flat area for IIIthe proposed amenities. The attached Exhibit B, Hillside Park and Trail Plan, \\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p00-18.doc Memo to the Planning Commission/P 00-18 December 12,2000 Page 5 • shows the trail and park connections and proposed landscaping of the Proposed Park. Park and Recreation Commission The Park and Recreation Commission recommended that the Planning Commission and Council accept the Park for park dedication, however excluding the power corridor, steep slopes and wetland from full dedication credit as required by the Subdivision Ordinance. Also, that the remaining Park Dedication requirements be accepted as a cash dedication in lieu of land. The developer will install the trail as part of the public improvements and will be reimbursed from the trail fund as required by City Ordinance. The Park and Recreation Commission will be reconsidering the use of Hillside Estates 5th Addition Park in consideration of the amenities being proposed in the new Park. November 28th Public Hearing The public hearing was well attended by the public (See November 28th, 2000 Planning Commission Minutes). Public comments were primarily regarding the following issues: III 1. The park being located too close to the powerlines and that it should not be placed behind the existing homes on Auburn. 2. Several people spoke against the trail as proposed north of 196th Lane. 3. Concerns over extending Dodge Street to the north to 196th Lane and that it might become a cut-through road. 4. Concerns over loss of existing trees. 5. Concerns about the small size of lots. Recommendation Staff recommends that the Planning Commission recommend to the City Council approval of the preliminary plat of Hillside Estates Eighth Addition with the following conditions: 1. THAT A DEVELOPERS AGREEMENT BE PREPARED OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS TO BE RECORDED WITH THE FINAL PLAT. 2. THAT THE APPLICANT COMPLIES WITH THE WETLAND CONSERVATION ACT AND THAT: • A TECHNICAL PANEL REVIEW OF ANY FILLING OR MITIGATION OF WETLANDS. • THE DEVELOPER'S AGREEMENT FOR THE PROJECT INCLUDE LANGUAGE THAT PLACES THE RESPONSIBILITY OF THE SUCCESS OF • THE WETLAND MITIGATION ON THE DEVELOPER. \\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p00-18.doc Memo to the Planning Commission/P 00-18 December 12,2000 Page 6 • • THE DEVELOPER OBTAIN ALL THE APPLICABLE PERMITS PRIOR TO FILLING ANY WETLANDS. • A RESTRICTIVE COVENANT AND DRAINAGE AND UTILITY EASEMENT BE RECORDED ON THE WETLAND MITIGATION AREAS WITH THE RECORDING OF THE FINAL PLAT. • THAT A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS OF PUBLIC IMPROVEMENTS INCLUDING THE COST OF THE MITIGATION WORK. • THAT THE DEVELOPER SUBMIT A WRITTEN MONITORING REPORT ON THE REPLACEMENT WETLANDS ONE YEAR AFTER THIS MITIGATION WORK IS COMPLETED AND THAT THIS REPORT BE APPROVED BY CITY STAFF PRIOR TO RELEASING THE LETTER OF CREDIT. 3. THAT ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED. 4. THAT STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES. 5. THAT A SNOW STORAGE EASEMENT BE PROVIDED IN THE CUL-DE-SACS PRIOR TO RELEASING THE PLAT FOR RECORDING. 6. THAT THE 10 FOOT BITUMINOUS TRAIL BE CONSTRUCTED IN THE PARK AS PART OF THE PLAT IMPROVEMENTS IN THE FIRST PHASE AND CONSTRUCTED TO CITY STANDARDS. 7. THAT THE PARK BE ACCEPTED TOWARDS PARK DEDICATION (WITH A • REDUCTION FOR WETLAND,STEEP SLOPES AND UTILITY CORRIDOR) AND THE REMAINING DEDICATION REQUIREMENTS BE ACCEPTED AS CASH IN LEIU OF LAND IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL AND PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 8. THAT PARK BOUNDARY MARKERS BE INSTALLED AS REQUIRED BY CITY ORDINANCE. 9. THAT ALL THE MAIL BOXES IN THE CUL-DE-SACS BE CLUSTERED. 10. THAT 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. 11. THAT A 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. 12. THAT A SEALCOAT FEE BE PAID TO THE CITY PRIOR TO RELEASING THE PLAT FOR RECORDING WITH SHERBURNE COUNTY AS REQUIRED BY THE CITY ENGINEER. 13. THAT PRIOR TO CLEARING TREES OR GRADING,THE DRIP LINE OF • PROTECTED TREES AND THE LIMIT OF GRADING SHALL BE FENCED WITH A SNOW FENCE TO PREVENT UNNECESSARY GRADING, \\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p00-18.doc Memo to the Planning Commission/P 00-18 December 12,2000 Page 7 • COMPACTION, OR STORAGE OF DEBRIS OR EQUIPMENT WITHIN THE DRIPLINE. 14. THAT THE DEVELOPER OBTAINS WRITTEN APPROVAL FROM THE UTILITIES TO GRADE IN THE POWER LINE EASEMENTS. 15. THAT A RESTRICTIVE COVENANT AND DRAINAGE AND UTILITY EASEMENT BE RECORDED OVER THE 50 FOOT BUFFER AREA ADJACENT THE COMMERCIAL ZONING WITH THE RECORDING OF THE FINAL PLAT. • III \\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p00-18.doc IINWP1. \�i aJ Y iii' 01 . ,i, .sies,' Mg iW / ../� . �'�1lit ..1 NA' . \lrrOmminmi An*UIONI (• . PARE A it.A.1111 , .. r�, ov �ii%OSI 'o �■� • �� LOCATION •- "ns _\ :tf' f .....,) \ --]X . -' : a =7 ''')4 remsalb.4 __-c-7a.-- - - 4,411111 .'' ' 1k__ Al • • 7 .. 1 4**** 0 I I ii:::.:•.::.1! :AR a l'ff: J :.:.:;:i.:... . 4arar,„::...:•...,.,.w.::;....:.:•,:::::4;0„"..3, • .1 . 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Ewsrwc TREES i 1REE.E 11 n ,•rr—� /` \ - ....",......,47,--:1 =—_,...,.......4...,�r :\� II\�/ ,, ii_ '4 '4 ,� 1 \1 VI � . _ .\-_�\\\\\\, -VI ii � --� ' `-�1\ �. /'+��''7:1.....,..,-,,\•.._‘-_. ��` ��^,�Y\\./__\\t�1\\\\\ lAl PD. XC/� ;,/I 1 ! //I�N%;/fll �F fir- I\I I/ }1 1 I :�r�. L."7\\� s'�1�\ '',.1\\`1\�\\1 a0000 TREE PERU jfdplE�lUi r^n.wus a.. r.w Is any<mo..uw ERR contract.snail ropily 5116 i--' 4 /� 1 I i/ v 11 1, it 1.4510n*I r�.1a«y.,ni uww6. / ,� -,-,1-1.___�1/l 111 1 I • 1 MOEw. 0w a..u..baton,awn'. i ...: t__ _ OFF-SITE GRADING & STEEP SLOPES .. ® .E1.w nu tram.-6•W'u GOPHER STATE ONE CALL inor.�„y PIONEER ____._..___.._ ca.=suc W 1.¢i 454-0002 `�M'p W��11.(TOTAL InaE.,)N W/Cit iCity M.1-WO-352- / +�9"��-k -�r„ „„•,„,,,� •,,,� •-^pis' „nv. QOM s^ESr^^E GRADING AND o.+.. PHOENIX ENTERPRISES. LLC 'moxa n •• I • "`^ :"'•"'"^-••� ^•'�-v= "'•'°° >.„ .„ EROSION CONTROL il3�f1 EVANS SinEET s.a s.EEls 0 OL PLAN ElX nl`.ER,NN ATO HILLSIDE ESTATES 8TH ADDITION 2 7 3 1001'2o.owc • EXHIBIT B ' t s ;;,,�1,.,�,°SMI t ,� -�,/ ,I„1��/; '.•'''',.;,„,:s.,,,,.....\�;t\, I PRELIMINARY PLAT I 1 11 �> =_;:::_N.' %,_ •„ I L ! II � u" � 4__L \ l I o /: .mit ' \\:, ii,4,.,. .�,k\\`�., c,_.l'.::-r;,//k` ''• -'1t)1,11. 1 t�, \ /!J 1 '1. II ` OF ,\1jMll'IIS,(^\\\\�c€•..._'~_•�__--�'/'/'i�.,1 f '�T ��.,//�� I \ ��\\�\ a i!�`+ti`a\�; i c��r1 .`\;I''I;ItIiI\i r\` `� .,-_ :�h�: .�ci,�l ii '�J�( /�_ ; ��\ I HILLSIDE ESTATES EIGHTH ADDITION I/\` ,,',:� , ti r ,�1R I \1 II' 1 ,�.\\\C-".• --E T.. ,-- +k\ .-T %fir.',, ' i I if-,- _, -�=\ err�)I"\I-.-• - t',f- IIS ,,p\pl, 1i�- T-1---••• ,',� 3 t • .Y� Ii ��\ a ,lam w T� -- TYPICALL�nT ,�' ; ti,//I'�. 1,I/III •rt ,a.... t, 1 1' r I. ��-_ (1,11 \� IN •P�'- ;'. ,-. .I ,,..c o - __ _ 4 ,// .,_ ,_'11101111 /• / x ' ---` '>M•�, f f,' '� \\\ uiNRnnt Lor oE.,n,]ir• DRAINAGE AND UTILITY ' / 6\ \ '1 I,Im+�R �///// n ;)�.:i, s.,✓ i ....,"\\\ REAR TARO S. E,JHOWN THUS g ,, 5 .A - 'til , •111111, `,\\\\ /// ` '� IA-1-1\3\ SETBACK.IV, EASEME AR \ ism II11110...-,///7,/,///k./42',7_-_\%:' /�/ /rr///J^_� \.. _ / ♦J" j1' I \ -',, r \--1.•••.:.-z•—,-,'r / 0)., . 111114•! 1 .\\I / \ ,/iii r/i/r\, 7 :-,.y,// //fy/ I4 �, \ t' j /1e /-. . 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' -----.)=-7•FP,, ,,-:1-•Yt-(4.,:. q_ii,. .-v:: .,,i,) , ,-,' , , ,, ._,, ., ,, , 2 t 23 t, ..." t r•-- .,•,. 't-t-..4—,"t -,•• •• it_,,,e - , 11,1 AI '6 . i1 1.0,::, 0/24/ \ -' - - ‘I/ •__.. / 1 - 1 I) 1 1 i ! 4'` ,,, • ----1-,..`i•;., -•.1.,,,! -*,, , ., J 4-7--.7.,..,-"T,-, r,/1// I. , /--- 0C_, --' tti. \I -A - , /...A, "to/ ' -4---------'•---.-:.=-----,- -./1 1 • ' ---• '-.. - ,'"4,42-4forpr.," --. -— 'f-i--,--•-.--'0• ',:koi 4----/_-_>5•-•i• , r,,; _,. _,,...-- ;4,,,--Id ,-.,1..,,.:::A...1\,,\--- ),iif ,//2---..-..v,..4,,-' _0-4-1_„-r-2,/,',----;--7-----7._z•-,-, '---- _. . _ A*141' ----5'-,1 43‘ 4\-, st,t --a'' i 1.'-1,:,,4 ',,'''''''!',-,'t / \ \--., ,/A't, *,„: , , AV,',0-11 Ic. e/ 7( i-,--. •'• •--. 1/I I1 ----. 3'Ir'.- - Hillside 5th Park NI\\t,,, ..2... ,, , ,.., , An1,1%.0.4_1, •-____ , ,\ —4 ///4, v,o-' -...--A-/..r* /! I vii ( qv ,_ —----. N'Z' _ \\\',,..\---k.‹..-f•-•:-- -A X ,/,/,./. :-_-1' ,- ..- ._=:i•---.6:I'-•.14 ''','- WVF ' 4.\ i/ :.-±_,, '.• ,,. , - ,-- -____2!---:- --=...--, --,----/V-..- -L--‘ ,kt\--\ ' ...,,,/ • -,-- ?-_7------,--_-H- s ',,-- ------ --.. \4 EXHIBIT C, HILLSIDE ESTATES PARK AND TRAIL PLAN . ., . ..„...- y._____- ._ ----,.•-• --,..-- --- - --, • rAV6P -ritk I i... 1,7] ,-1) I C: Z-:Q 1,) 1008 .18 - DEDICATION OF LAND OR CONTRIBUTION OF CASH FOR PUBLIC PURPOSE • 1 . In every plat, replat or subdivision of land to be developed for residential, commercial, or industrial uses, or as a planned unit development which includes such uses or any combination thereof, it is reasonable to require that an amount of land equal in value to ten percent (10%) of the undeveloped land proposed to be subdivided shall be set aside and dedicated by the tract owner or owners to the City for parks, playgrounds, trails, or public open space. 2 . If the City Council, in its sole discretion, determines that the land proposed to be dedicated is unsuitable for parks, then the tract owner or owners shall contribute to the City, in lieu of park land dedication, an amount of cash not to exceed the fair market value of the undeveloped land required to be dedicated, as the City Council shall determine by resolution from time to time . 3 . Previously platted Residential Property on which park dedication has not been received by the City, being replatted with the same number of lots and the same number of dwelling units, shall be exempt from all park land dedication requirements . If the number of lots or the number of dwelling units is increased, then park dedication shall be made based on the number of additional lots or the number of additional dwelling units . 4 . Prior platted Commercial and Industrial land on which park dedication has not been received by the City, being replatted with the same land area, shall be exempt from all park dedication requirements . If land area is being added to a previously recorded plat, then additional park dedication requirements shall be based on the additional land being added. 5 . Any monies paid to the City in lieu of park dedication shall be placed in a special fund and used only for the acquisition of land for parks, playgrounds, trails, public open space; for the development of such areas and sites; and for debt retirement in connection with land previously acquired or developed for such public purposes. Any monies specifically paid to the City for trails shall be used only for the acquisition of land for trails and for the development of such land. 6. For purposes of this Ordinance, "fair market value of the undeveloped land" is defined as the fair market value of the land within such plat, replat, or subdivision as of the date the plat, replat, or subdivision is presented to the City Council for approval of the final plat, as determined by the City Assessor in the same manner as he determines the fair market value of land for tax purposes . • 10.66 • 7 . In addition, in every plat, replat, or subdivision of land, the land required for public streets, regional storm water holding ponds and wetlands shall be set aside and dedicated on the plat by the owners to the City for these purposes . These areas will not be credited towards park dedication requirements . 8 . The suitability of land proposed to be dedicated for park and recreational purposes shall be determined by reference to the following criteria: A. reasonably located and suited for its intended use. B. shall have frontage on public or private roads as determined by the City. C. size, shape, topography, geology, hydrology, tree cover, access, location. D. consistency with the goals and objectives of the Master Park and Recreation Plan. 9. As part of the subdivision or plat approval, the tract owner or owners shall be responsible for making certain improvements to land dedicated for park, trail and public open space purposes including, but not limited to, finish grading, ground cover, construction of trails and clearly identifying park and trail boundaries with City approved markers . 10 . Park dedication credit shall not be granted for the construction of recreational facilities unless specifically approved by the City Council. The submission for review by staff and the Park and Recreation Commission shall include an estimate of installation costs, equipment specifications and a site plan. The Park and Recreation Commission shall review such improvements for appropriateness with the Park and Trail Master Plan. 11 . As part of the application procedure at the time of preliminary plat, the tract owner or owners are encouraged to confer with City staff and the Park and Recreation Commission to secure a recommendation as to the location of any property that should be dedicated to the public for park and recreation purposes . 12 . As part of any park dedication of land, a survey at a scale of 1 inch = 50 feet shall be provided with topographic data, based on City datum, including contours at vertical intervals of at least (2) feet, water courses, wetland, marshes, rock outcrops, easements, utilities and vegetative • 10.67 • data. This data shall also be provided in a format which is readable by Arc View GIS . Portions of any property dedicated to the public for park and recreation purposes to be used for borrow and fill activities elsewhere in the development shall be clearly identified. • I r;-, - Howarc R. Green Company CONSULTING ENGINEERS November 22, 2000 File: 812590J-0240 Mr. Steve Wensman City of Elk River 13065 Orono Parkway PO Box 490 Elk River, MN 55330-0490 RE: HILLSIDE ESTATES 8TH ADDITION Dear Mr. Wensman: As we discussed at a staff level, due to the significant number of issues with the submittal package for the Hillside Estates 8th Addition, we believe that the proposed project should be tabled by the Planning Commission for revised information at a following meeting. Since notices have been sent and advertisements for the public hearing placed in the newspaper, it • would be appropriate to list our concerns at the Planning Commission in general terms. That is what this correspondence will attempt to do. 1. Grading and Erosion Control Plan The following is a summary of the issues we see in general terms in reviewing the grading and erosion control plan: • To facilitate a total review of the grading plan, it should be submitted at a minimum of 1" = 50 feet. The current drawing, which is 1" = 100 feet, is difficult to review because of the amount of topography across the site. • Most of the surrounding property has been previously platted as part of the Hillside Area development. The grading plan should show the currently existing grades on the surrounding property, rather than the existing topography prior to development of these areas. • There are a number of side lot lines where there is significant fall between the lots at the south ends of Block 1 and Block 7. On the larger-scale grading plan, these areas should be detailed to indicate how drainage and construction of the house pads will work in each of these areas. • There are a number of driveways throughout the development that appear to be relatively flat. These should be reviewed and, if necessary, the grades adjusted to ensure a reasonable slope on the driveways. • There are a number of areas where drainage is not down the prescribed drainage and utility easement. In areas where the trees have been cleared and the area is being mass graded, every attempt should be made to keep drainage down the prescribed • drainage and utility easement. Where this is not possible, additional easements will need to be granted on the final plat. Ltr-112200-We nsman.doc 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Mr. Steve Wensman • November 22, 2000 Page Two • In the northeast corner of the plat, there is a very steep rear yard on Lot 2, Block 4, and there are proposed contour lines that end in the existing 196th Lane. Clearly, this is not how the road is or will be graded in the future. This area should be reviewed and adjusted. • After reviewing the comments on drainage relative to the high water level, the grading plan should be re-checked to ensure that all pads reflect minimum openings, at least one foot above the high water level or emergency overflow elevation. 2. Drainage Calculations The following is a list of general comments regarding the review of the drainage calculations submitted from Pioneer Engineering: • A 100-year rainfall event versus a 10-day snowmelt event was used to analyze the ' runoff from the development. Three major ponds have high water levels based on a 10- day snowmelt event. The rest of the ponds appear to have high water elevations based on a 100-year rainfall event. Since the ponds are interconnected, a 10-day snowmelt event is likely the most critical for all the ponds. New high water elevations should be calculated for all ponds using a 10-day snowmelt event. • With the re-analysis of the pond high water level, the building pad elevations and minimum opening elevations need to be verified for each lot adjacent to the ponding • areas. Also, the size of the drainage and utility easement needs to be re-verified to ensure that it encompasses the entire inundated area. • Emergency overflows with spot elevations need to be shown for all ponds where necessary. • An existing conditions model should be provided for the site along with a corresponding drainage map. • Additional storm sewer and inlet structures will need to be provided along several of the streets, such as Dodge Avenue, which shows 1650 LF of street drainage flowing to one set of inlets. 195th-196th Circle, Baldwin Street, and 196th Lane also should be re- analyzed for additional storm sewer. 3. Miscellaneous Items The following items should be considered in the re-submittal. • There are several places where the grading of the site impacts wetlands on the site. It appears there is sufficient impact on the wetlands that this project will need to go through the Wetland Conservation Act process. • Phasing of the development has been discussed. Staff feels that phasing should be accomplished such that none of the new traffic from the Hillside Estates 8th Addition is encouraged to use Auburn Street for ingress or egress. In other words, the phasing should start on the west side of the development and direct traffic either down Dodge Street to 193rd Avenue or westerly on 196th Lane to Evans Street. • Ltr-112200-Wensman.doc Howard R.Green Corn°any CONSULTING ENGINEERS Mr. Steve Wensman III November 22, 2000 Page Three ■ No utility plan has been provided. We have discussed this with the developer. In the past, this developer has opted to use the City Engineer to prepare plans and specifications for construction. He has done this by placing an escrow with the City for the work to be accomplished. If this is the same approach to be used on Hillside Estates 8th Addition, there is no need to submit a utility plan. Sanitary sewer will be simply an extension of the existing facilities, along with watermain. There will be perhaps one trunk-sized watermain constructed through this development. Its actual alignment will be determined based on the phasing of the subdivision. • All drainage and utility easements should be shown on the preliminary plat. If you have any questions regarding any of the comments, please call. Sincerely, Howard R. Green Company Terry J. Maurer, P.E. III • Ltr-112200-Wensman.doc Howard R. Green Company CONSULTING ENGINEERS • November 30th 2000 Attention Michele McPherson or whoever is in charge of this mail and department, Enclosed are letters that I would like to be given to all the planning • commission and to the city planners in regard to the Hillside Estates 8th Addition. Could you please be sure they all get'one before the December 12th workshop and hearing so my voice could be heard. Thank you, Cheryl Becker • Cheryl Becker • 11452 197th Avenue NW Elk River,MN 55330 City Planning and Planning Commission 13065 Orono Parkway Box 490 Elk River,MN 55330 RE: Proposed Hillside Estates 8th Addition November 30,2000 Case P00-18 Dear City Planning and Planning Commission, I am writing you to express my position and concerns in regard to the Hillside Estates 8th Addition and the proposed trails. I may not be able to attend the workshop on December 12t. I share a common property line on the north end of Hillside Crossings 4 and the new Hillside Estates 8th Addition. (colored lot on enclosed map) This trail issue was up before you in February 1996 and here I am again trying to defend my position on the same matter. Listed below are the reasons I am opposed to the trail running north of 196th Avenue: 1. On February 27,1996 the Planning Commission held a public hearing in regard to the rezoning and preliminary plat for Hillside Crossings 4. At that time the commission said,"No,"to the proposed trail that would have run across my back property line because they said they won't approve trails across the back of existing homes. 2. On March 26,1996 the city counsel decided that a 10 or 20 foot"No Cut Buffer"was to be on the north and east sides of Hillside Crossings 4. I am not sure,but a trail I believe needs more than a • 20 foot width between properties. 3. My home is only 30 feet from my back property line therefore a trail would definitely violate my privacy and make my property and home easily accessible to burglary and vandalism. 4. I have run a daycare business from my home at this location for 13 years. My daycare children would be exposed to strangers and people walking dogs, and would be tempted to follow them or pet these dogs,which could be dangerous. I feel I would be forced to put up a fence,which is monetarily not an option for me,and it is unattractive. 5. Putting the trail north of 196th and down the power line would mean the trail would have to cross a wetland and fill or grading would have to be done.The northeast corner of the Hillside crossings 4 is also wet and low and grading in the no cut buffer would be necessary and then tree and brush would have to come down. 6. The trail would have to pass through the"No Cut Buffer" area north of Hillside 4 therefore trees, even small ones,would have to be cut. 6 months of the year there are no leaves on the branches and the cutting of the brush for this trail would open and diminish the reasoning for the buffer for our neighborhood. 7. If a woodchip trail is put in,the woodchip trails many times are paved within a year or two because of vegetation growth and upkeep. 8. A paved trail would attract more traffic because then roller blading,bicycles and more strollers . would use the path. • 9. Since the proposed trail crosses 196th Ave. and 196th Ave. has the sidewalks it is not necessary for the trail to run behind my existing home or the homes of the new lots. The sidewalk on 196th Ave. connects with the sidewalk system on Evans and comes out very close to where the proposed trail would come out. 10. I do not want to see the public walking or kids running by nor hear the public talking, shouting, kids screaming,and so forth while trying to enjoy a dinner on my deck. 11. I have also talked with Darryl Thompson,who is involved with this project, and he is not in favor of this trail running north of 196th either. I have lived here since 1986 when I built the home. I have made many sacrifices already, including monetary ones,in regard to the rezoning and clearing of the property that joins mine. I cannot sit on my deck without the sounds of semi-trucks downshifting,the cars roaring by.I hear the loudspeakers at Menards lumber yard,(which I can hear with my doors and windows shut). I can smell the gas from the Amoco station,the bright lights from Menards and Amoco shine in, garbage blows onto my property from Menards and the highway. My property value was decreased by$3000 on an appraisal I had done on April 15,1998, (see enclosed),because of the zoning of the Hillside Crossings 4. Mature trees are falling down,even two feet in diameter,in the buffer area and are knocking down large trees on my property because of the clearing of the Hillside Crossings 4. I do not need to add to all this with the trail running across the back and people laughing,talking,kids running and screaming down the trail. My privacy and daycare business would be greatly affected and in a detrimental way if a trail runs across the back of my property. My house is too close to the property line. Please put yourself into my position. I welcome anyone from the city planning,the planning commission,the city council,or the developers to come out and see for yourself. Thank you for taking time to read this lengthy request. Sincerely, Cheryl Beclfer 763441-3509 'W-' • • "w-r." 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A .,',1;!1 1 : man KR1.1 PARM ►' 4 .., ,, r4^'''-7•T � / LOCATION - . ,f El ,� ' 5ifilianiEW tiP14111115s. . , . ow 100to : iiii r ,...„,:k.,.. r., ,;1.,,,,,,, ...::,,,,,,„.,,,,j,- . ., 4,,, . 41, ,,,,i., :,.., i Mal nil GET PIPII 1111131 MN • 1.4i. , � 1— whin/t ,. ,trio ' �^ j •••. . .2' . i.•'eut M. r;.:.--ea I Int! WIN jlig"illisi!saw ..:-:,, ..:::.., '„:.::::::- ibiellige IIIM it i .>'4 �0 �t13' iIlle:4-4P.,1sttagi ; CS�rE ' �0 ..� a'' ' 'g Dm 40' Cgiovi . Imo~ a - IC USW.414/1641 21000111F1 :LIFO Sell VAS. da I filuak • �; 4 .�ror �, f - • ;,�iult/ t1111k ; Ls... ....VfLik4 MI ,7 ,ogle a � iii -i�cNoi..1r"1”" o-mos DYr �r ptio.76. . ' - -- --s,. pill___,___11;461WAVLIg rimaimaill 1110111 /400.1 . i ,4m.04 491:rigitAt7lirirgi ----' : 1411.11111kIll ;/. r'l . • ' lage 11461:faVNAr-Wan 'PAPA Val ION EP& tralal irialpir 472 aligl.;04) ,.,.t. I -aliel.-A mow-. kirr 1.1 ' :\ \ T \ zr. i plIP TileribirTaffaml544-. '7-- . pi , ... ., \ , ,.. ..„... , Ric „ ,,„ -� ,�n� ....” , .. ,__, ! . , ,12 \i,L.0. _,.. , _ ...,_..... ... .,,,,. gil W.V ITV.' •Jii-iVni 01— i T;'�` ,-- I• � •: 'L ar.i' "'rrF 'Y" aWsa-veli---.1,; _:...) ,. ,.,n,Vic. •,, ' \ L...„,.... : "-7.4 maw%t'74:11,'‘i• ti Airrottevitiogif is., i VIS :4441'figii - - N ...r.m :-`72.- 7"Awnwsik- ...- •• t .r / \. I V LOCATION N Ciry iN*hver MAP • . . !il "River o 12065 Orono Parkway • PO Box 90 CASE: P Q O. 1 8 Elk River. MN 55320 Complete Appraisal Analysis- Summary Appraisal Report . Valuation Section UNIF VI RESIDENTIAL APPRAISAL REPO?' File No. 980178 71 ESTIMATED SITE VALUE =s 27,000 Comments on ijost Approach (such as, source of cost estimate, Cj ESTIMATED REPRODUCTION COST-NEW-OF IMPROVEMENTS. site wive, square foot calculation and for HUD, VA and FmHA, the $' Dwelling 1,152 Sq.Ft @ S 65.00 =s 74,880 estimated remaining econom,c Id. of the property): Reproduction T.OnntFin 978 sq Ft C$ 12.00 = 11,736 cost figures were obtained from local building cost sheets Deck,GeoThmCA,BIA = 5,500 and Boeckh's Building Valuation Manual. See sketch for PGarage/Carport 748 sq Ft co s 12.00 = 8,976 square footage calculations. Age/Life method was used P. Total Estimated Cost New.. .. . ...... . • ••. =$ 101,092 in determination of physical depreciation. R Less 5.3 Physical Functional External ID o.prenation 5,358 I I 3,000 =s 8,358 CDepreciated Value of Improvements. e$ 92,734 H -Aa-1a Value of Site Improvements =$ 6,000 . INDICATED VALUE BY COST APPROACH 125,700 =$ 125,734 Remaining Economic Life-61 Remainin¢Physical Life;71 .a.,. ITEM SUBJECT COMPARABLE NO.1 COMPARABLE NO 2 COMPARABLE NO 3 .' 11452 197th Ave.NW 10938 208th Ave. 12781 206th Ave.NW 21522 155th St.NW Address Elk River Elk River Elk River Elk River R__x::.7,1=-r=kt., 3.5 Miles Proximity to Subject , . .�: -..; .75 Miles 1 Mile ,..N�7 r, x _ at. 131,500 ,�-.�.:;/'y,s,��',• ;iz�.��t� „ri.;)u �,,,� r�t�4�p�^, s 108,500 ,.,,;k'... s Sales Pnce s �N/A' �a., .:;,= ;�:�::�. s 119,000 .,,�•:, ��„�ii�,±`"�,��.,�,. ''"' '�;' �i' N/A Ys,v,,. six;ice,;, :;,.,_.Rte;,, 's _ ,_, Pnce/Gross LN Area s s 131.35 ,,, ,.�," ; s 91.33 s1,1.:;N,r, .0.•,I,s 122.67 '�r',��,...•�+r>:,- :_. '.: Data and/or Inspection MLS MLS MLS Verification Source Inspection County Records County Records County Records ,' VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-)S Adjustment DESCRIPTION +(•)f Adjustment DESCRIPTION *(-)S Adjustment '"' "Fujii"1`' `..°' , Conv. -0-Cony. -0-Cony. -0- Sales or Financing ,:iwriiiitt,t,, .;,dnI,ih,, ConcessionsV44P.,!„ca%i; .•"pi- Date of Sale/Time :y?ir'I "1-`r _.,.. .. 08/28/97 -0-10/31/97 -0-01/29/98 -0- ' Location Suburban Suburban -0-Suburban -0-Suburban -0- "„' _ -. - — _. . .. ,- r.•... -'_ n n..,, c;.....t- -A- ,ltF File No. 980178 al,:trwiwaF;a,,c_ f,„3.4•tmjAy4g�: 1T,-i� k�. l2d ,,.a ,v- .h¢... 6,. eic,,,,,,, ^04Ng t”; %`�iN,is.N�.,��mok?�4Fki;�Y,.r�—0.� �--..� i 5 o�.��:x {;;�.. i,tix � r�tr � �:", :: ryJ..irL:` � ADDTONLCOMMENTS; - :-:M.7 .47,;,,•.J�',�.;:4i,,,,-�_ v=-41+ 5- gti. 4:� - .u:= - .. --_ - - _i'vrld,•i�r-Y,r _ - ,°1•�_ -<i..'x.+. .L-r wer oowneBecker.Cheryl Property Address 11452 197th Ave.NW city Elk River County Sherburne stat. MN zip Code 55330 Lender or Client Homestead Mortgage Corporation COMMENTS ON SALES COMPARISON External Inadequacies: Some external obsolescence may be indicated due to the subject backing up to a commercial area. Buyer resistance may be encountered due to increased traffic levels and noise. Site: The adjustments for comparables 1 and 3 are due to the comparables' superior site sizes. Said adjustments reflect the "contribution value" of the excess land included with the comparables. View: The adjustments for comparables 1 and 3 are due to the above mentioned external obsolescence suffered by the subject property. Design/Appeal: Due to limited data, comparables 1 and 2 were used although their designs differ from the subject. Said designs are considered equal in this market. . Age & Condition: The adjustments for comparables 1 and 2 are due to the subject being newer construction and considered to be in superior condition. Additional Comments On Sales Comparison Analysis: j Due to limited available closed data, comparable #1 was used although it's sale date is in,excess of 6 months from the date of this appraisal. 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' .1" gq:/1 Tall•-•-4 '?1°144'S"#VPS' 1 .='-r.=''..T''04.1`c,,IA'allerit1141'4A;71;"44•Ir.-4-) '•,•- ' • ' ' !.:' . •"-- ' :i_•.* 1 V. 14#4Vgii54 i'4,0].'oiktot,-i',,,-.4-,?-,,Ai' ''"'5' , '- r.'74.'-:" .41F4,4-711V'qfirT.'''-4410 I 7 '„y'.'4,414.414.JY464gfii,:PY7y,,,7I07,i417',7t]'''',.'; „1 , ' '4-41,4:`''In'.4t-fq.1:::'P-T147'4-1357:40e;SII3L'7,ZI,Ye'',: , 4,1;'-'4,7344.4441741.1044V?V: , 1,1524 ,7,_,,-- ,4.767.4--',$.1.4.4Lft..-7"ft,k ,:4-4,4, ' ,I 7.' `-- , ,. -,1 .., yk M ., ,,/,4hojusi--*0•1:-7 "041,0,4i-44,410"-4044A '1, 447/),•,:-I.I.,4444-tirtitiift,:4: -..frie;):,,., , :1 . , i : ,,,, . ; 1 4 , ,-. . REV DESCRIPTION ' 4: '''''''''El li,'I'''''-'4*'2rffrl.till;,‘,71- -3ttrif ,,,'- ,i i li.,.7-&1,41,-,'!Vt-'':--11-41;11•4,t,k1-9,04 . I iVir,raY.,4,4,:t1.4:..,,Aqp`,4,44'0%.giiir,IY-4:-,It..74, .1 11.1 -7:: 11. v. ,' '' , „' -N4 ' . , « . -•,_. z-V4,..,-Vaki:-;44:4.110*=-10 •ONtri, ; '' lAttit-ielinkt--1.-±4..;-4,- ,:4; I , -,!:,''':"2, .:„,' 4'...;4....,4 r• . ,___., .._,1 . . .-•; - 4"-v,a-1.11,:444 0,,,"tb 4 4',!;... , Itt ;= .. ,......'..4. -,...,-.1.,;,,t i.fro.=4,......,t i...,.. -,y.- • I hereby certify that this survey. plan.or GAT. DATE 110 report waS prepared t,Y,.. 0.'.."'" E.5/al" `L' GEORGE SANFORD NW 1/4 SW 1/4 _ ELK RIVER R3w1ERRNG. 33 TWN. 26 \ BOGART, PEDERSON ...,..,7,...,,,,x,,,5. Aral it& ASSOCIATES, INC. ° ' LAND SI-METING '7 MIL Elk:111E611NC ''' ,,,, MAPPII1G •107./MT MEET.Warta,.15301-11322 TEL 3.3-211-200,3 FAX.143-2111-2002 airect superv•sion a.that I am a duly DESIGN ,,.. oop swe: .,mrv.neny.o.r.,7 0•r Ina la a s Date Reg Na 16095 DRAWN fil'. JEN CHECKED BY.DDP DWG ALE.SADFORD FiLE NO• 100124 0