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Item 3 Item # 3_ tilfk -�-� River 13065 Orono Parkway Elk River,MN 55330 MEMORANDUM TO: Planning Commission FROM: Michele McPhersorector of Planning DATE: August 14, 2001 SUBJECT: I. Case No. LU 01-05 Request by Phoenix Enterprises to Add Land to the Urban Service District prior to 2007 2. Case No. P 01-09 Preliminary Plat— Kliever Lake Hills Request • The applicant, Phoenix Enterprises, requests that the Planning Commission recommend approval of: 1. A land use amendment to bring a 40-acre parcel into the Urban Service District prior to 2007 and, 2. A preliminary plat of Kliever Lake Hills Attachments • Location Map • August 7, 2001 memo from the City Engineer • June 1, 2001 letter from Richard Foster • Preliminary Plat • Grading Plan Location The subject property is located '/4 mile south of County Road 12 and 1/4 mile west of Fillmore Street. A portion of the property encompasses Kliever's Marsh. Zoning/Land Use • Phone:763.441.7420 Fax 763 4417425 wwwci elk-mer mn.us Memo to Planning Commission/P01-09 August 14,2001 Page 2 • R1e, Single Family Residential (12,000 sq. ft. lot minimum) / MR, Medium Density Residential Overview The subject property is 39.58 acres and has steeply rolling wooded topography. The southwest corner includes a portion of Kliever's Marsh and a 150-foot wide utility easement traverses the property from east to west near the north property line. The Elk River Municipal Utilities has been negotiating with the property owner for the purchase of a one- acre parcel in the southeast corner for construction of a water tower in East Elk River. Kliever's Marsh is considered a Natural Environment Lake by the Department of Natural Resources;therefore,the shoreland ordinance will provide additional lot restrictions than the underlying zoning of R1e, Single Family Dwelling. Analysis Land Use Amendment The applicant is requesting that this parcel be eligible to receive urban services prior to the 2007 date indicated on the utility plan in the City's Comprehensive Plan. This request is precipitated due to the negotiations between the property owner/applicant and Elk River Municipal Utilities. The property can be serviced at this time with trunk water that will be • installed through Kliever Lakes Fields directly adjacent and to the north. During its decision-making process for establishing the 2007 date,it was the Council's intent that utilities and assessments would not be forced into the eastern area,but that a property owner wishing to request services could petition the City for such services. Staff has no objection to extending services to this area prior to the 2007 date. Preliminary Plat Overview The preliminary plat is comprised of 39 lots on developable acreage of 25 acres. The plat is comprised of 3 streets; Street A connecting Kliever Lake Fields to Street B, Street B connecting Kliever Lake Fields to the south property line,and Street C which provides the connection between Streets A and B. Outlot B has been identified as an area to be dedicated for park. Outlot C is a narrow strip approximately 11 feet in width traversing east to west between Streets A and B,adjacent to the north property line. The developer also proposes to dedicate this for park, as it can be added to the park in the plat of Kliever Lake Fields. Analysis As stated earlier,Kliever's Marsh is classified as a Natural Environment Lake. Therefore, the Department of Natural Resources and the City of Elk River's Shoreland Ordinance • provides additional restrictions for plats adjacent to shoreland areas. The underlying zoning S:\PLANNING\MICHMC\PLREPRTS\P01-09.DOC Memo to Planning Commission/P01-09 August 14,2001 Page 3 district of Rle, Single Family, allows a minimum lot area of 12,000 square feet, with a . minimum lot width of 80 feet. The Shoreland Ordinance requires lots adjacent to Natural Environment Lakes to be 40,000 square feet in area if they are riparian lots(lots adjacent to the water),or 20,000 square feet in area for non-riparian lots(lots not directly adjacent to the water). The minimum lot width for these lots must be 125 feet at the front setback. These standards apply to all lots within 1,000 feet of a Natural Environment Lake's ordinary high water level. The proposed average lot area for the preliminary plat is 27,858 square feet. The smallest lot is 20,012 square feet and the largest lot is 65,907 square feet. Access As described earlier, the preliminary plat includes three streets that either connect to proposed streets from Kliever Lake Fields,or provide access to developable parcels on the east and south sides of the plat. The developer is proposing sidewalks along one side of each of the streets for pedestrian access. Grading The City Engineer has addressed grading in his memo to the Commission. As presented to staff the grading plan indicates that the site would be mass graded,essentially removing all trees currently on the site. The City Engineer has recommended that staff be allowed to work closely with the developer and the developer's engineer in order to make adjustments to the grading plan which would preserve as many trees as possible. • Utilities The City Engineer has addressed utilities in his memo. As the owner/applicant was not intending to develop the property at this time,they have negotiated a delay in the assessments until Fall of 2003 (see attached letter). Landscaping The developer has submitted a landscape plan, which complies with the ordinance requirement for one street tree and one yard tree per lot which two of each on corner lots. Park Dedication The Park and Recreation Commission reviewed this plat at it's August 8th meeting and recommended that the dry land area of Outlot B be increased to the 3.96 acres in order to meet the 10 percent requirement for land dedication. This is consistent with the Master Park Plan. Recommendation Staff recommends that the Planning Commission recommend approval of the preliminary • plat of Kliever Lake Hills with the following conditions: S:\PLANNING\MICHMC\PLREPRTS\P01-09.DOC Memo to Planning Commission/P01-09 August 14,2001 Page 4 • 1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 2. STAFF AND THE DEVELOPER SHALL WORK TO DEVELOP A GRADING AND TREE PRESERVATION PLAN THAT WILL SAVE AS MANY TREES ON THE SITE AS POSSIBLE. 3. OUTLOTS B AND C SHALL BE SHALL BE DEEDED TO THE CITY WHEN THE PLAT IS RECORDED. THE TOTAL LAND AREA SHALL EQUAL 3.96 ACRES, THEREFORE OUTLOT BE SHALL BE REVISED TO ADD ADDITIONAL PROPERTY TO THE DEDICATION. 4. SIDEWALK SHALL BE CONSTRUCTED ALONG ONE SIDE OF EACH OF THE THREE STREETS. 5. STREET LIGHTS SHALL BE INSTALLED AS REQUIRED BY ELK RIVER MUNICIPAL UTILITIES. 6. A SEALCOAT FEE SHALL BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 7. A LETTER OF CREDIT IN THE AMOUNT OF 100% OF THE COST OF THE IMPROVEMENTS SHALL BE SUBMITTED PRIOR TO • RELEASING THE PLAT FOR RECORDING. 8. THE APPLICANT SHALL EXECUTE A DEVELOPER'S AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF APPROVAL. 9. THE APPLICANT SHALL PAY $300 PER UNIT TO ELK RIVER MUNICIPAL UTILITIES FOR WATER AVAILABILITY CHARGES. 10. THE DEVELOPER WILL BE RESPONSIBLE FOR PROVIDING THE FINAL GRADE FOR THE PARK AND ESTABLISHING VEGETATIVE COVER. 11. THE DEVELOPER SHALL BE RESPONSIBLE FOR MARKING PARK BOUNDARIES WITH THE CITY'S PARK BOUNDARY SIGNS. 12. THE PARK SURVEY INFORMATION SHALL BE PROVIDED IN THE REQUIRED ELECTRONIC FORMAT. • S:\PLANNING\MICHMC\PLREPRTS\P01-09.DOC ,0,01/ oult01 L III . ii foto .1 A 11 II #0 rii Ail*tesq , iiai ,, g.,.,T. ,. u: , ,.......„ ,„. 47 , .,.......: ql\ • A PIX Orate%yAt 3 ‘41114 1 j '\.», �MMQ''Es..,l/.;,•377•.( amn o 1 '�b �11��� Rjy`�.�F7i O cmre��� tort wAM �/ _ ....0 -A'. ` 711 �,,i/ kJ 1 /7' tl HILLSIDE I rvwa,oe.flour Fin pT`( PARK Pr �� _____- ‘ A 'II i IiIIIIIMP* i• y U ■ AMU" ..., , 1 ,.... _,,............ _____, _ ,...... , -ii _i_ T , - \ I . _ ii. \\A bootah. 1 vAtq I r Mk UV ' / / aro X ` / / N •••( likityof Location Map Elk Case Number: P 0 I -09 River LU 0 1-05 7114, • i Howarc R. Green Company August 7, 2001 File: 814770J-0240 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, Minnesota 55330-0490 RE: KLIEVER LAKE HILLS ADDITION Dear Ms. McPherson: As requested, we have reviewed the submittal package for the Kliever Lake Hills Addition. The submittal package consisted of a preliminary plat, a preliminary grading plan, a preliminary site and utility plan, and a preliminary landscape plan. Based on our review and comments received at the staff review meeting, we would offer the following • comments: 1. The parcel is approximately 40 acres in size with the southwest corner encompassing a portion of Kliever's Marsh. The property is zoned R1e, requiring a minimum lot size of 12,000 square feet. The preliminary plat shows a total of 39 lots on the site, all at least 20,000 square feet in size. 2. The preliminary grading plan shows mass grading of virtually the entire site covered by lots. This plan indicates that there would be very few trees saved on this heavily wooded site. We believe that there may be a better layout including a slight modification to potential street alignments and grading modifications to allow the saving of more of the existing vegetation. We would suggest that the Planning Commission direct staff to work with the developer to come up with a grading plan which maintains the same number of lots but saves more trees on the entire site. 3. There are an existing house and garage on the site which fall into Lot 9, Block 5. 4. Outlot A in the southeast corner of the site is a one-acre parcel anticipated to be acquired by the Elk River Municipal Utilities for a future water tower location. • O:IPROJ1814770J102401Ltr-080701-McPherson.doc 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 • Ms. Michele McPherson August 7, 2001 Page Two 5. The preliminary utility layout shows sanitary sewer flowing to the north, ultimately connecting with the Kliever Lake Fields development. Watermain is looped throughout the site making provisions to connect to Kliever Lake Fields Addition on the north, the Mitchell Property on the south, and the currently undeveloped property to the east. Development of utilities on this project will be dependent on the development of a utility system in Kliever Lake Fields Addition first so that there is a system with which to connect. 6. No drainage calculations have been provided. However, a drainage concept with pond locations in the northeast and northwest corners seems to be viable. 7. The typical street section shown on the submittal is appropriate. We would recommend approval of the Kliever Lake Hills Addition with the stipulation that staff is to work closely with the developer to modify the grading plan in an effort to maximize the amount of existing vegetation saved by the development prior to City Council consideration. If you have any questions regarding these comments, please call. • Sincerely, Howard R. Green Company Terry J. Maurer, P.E. TJM:mw • Howard R.Green Company o:1PROJ1814770J102401Ltr-080701-McPhem LILTING ENGINEERS • June 1, 2001 Honorable Mayor Stephanie Klinzing Elk River City Councilmembers 13065 Orono Parkway Elk River, MN 55330 Dear Mayor Klinzing and Councilmembers: As you are aware,Riverside Companies has negotiated with Elk River Utilities to sell one acre of land for the construction of a water tower in east Elk River. The acre of land is within a 40-acre parcel south of the Holzem property south of County Road 12. This property is not currently within the Urban Service District nor is it platted. We will be submitting a land use amendment and preliminary plat request for review by the Planning Commission in July. Our purchase agreement defers trunk watermain assessments and fees until development occurs. At this time it is unknown if trunk sewer will be installed at the same time as the trunk watermain. We would like to clarify our position regarding trunk sanitary sewer assessments. If trunk sanitary sewer were installed,we would request that assessments be deferred until Fall 2003. We do not anticipate developing this property until that time. If trunk sanitary sewer were not installed,we would follow 1111 the City's assessment policy at the time that the property was developed for residential purposes. It is our hope that the City Council finds the above positions favorable. If you have any questions,Daryl Thompson will be in attendance at your June 4,2001 meeting to further discuss this. Sincerely, Richard Foster Riverside Development • I I II wI ? I I + 4 O - - -- r)mp��� D.-r.- Z i - 11111.11111111.111147 1141p..-.. • ,, __ „,.,upw i.„4,11. 6 4 s 'ii,._: 11 7 // i 1 / /71-1/ . ,-;/ • I 1 I 8 \ \\ 1 I / /T. / / , / I 11 \\\ 1 I I LE 7d / // C.:7 , , I f, / / — l0 , `\\ --- 4-- ;I/ I I • / �. • I I / tY' ----J I1114 U III / :; " srE L - ICEfTas?i c_______Au. . 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