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Item 5.6 • Item #5.6. J/ City of Elk -�-, River MEMORANDUM TO: Planning Commission FROM: Chris Leeseberg, Planner DATE: May 28, 2002 SUBJECT: Case No. P 02-09 Preliminary Plat — Echo Hill Request III The applicant, Innovation Homes, requests that the Planning Commission recommend approval of the Preliminary Plat of Echo Hill. Attachments • Location Map • Memo from the City Engineer • Memo from Sherburne County • Preliminary Plat • Preliminary Grading & Erosion Control plan • Preliminary Landscape & Lighting plan • 1992 Aerial Photo Location West of County Road 77 (Proctor Road),south of Ridgewood 1S`Addition, and north of Lafayette Woods. Zoning/Land Use R1a(Single Family Residential,2'h Acre Minimum Area)/LR(Low Density Residential) III Memo to Planning Commission/P 02-09 April 23,2002 Page 2 III Overview The subject property is 15.74 acres and has extremely rolling,wooded topography covering the site. The entire eastern edge fronts County Road 77(Proctor Avenue). Ridgewood 1n`& 2°d Additions abut the subject property to the north and west. A single family home and accessory structure are located on the property. The accessory structure is shown to be removed. Analysis The preliminary plat is comprised of 5 lots,one of which will contain the existing dwelling, arranged around a cul-de-sac. The cul-de-sac street, 1976 Court, is approximately 550'in length,which does not exceed the City's maximum length for a cul-de-sac. Included in the plat is Outlot A(1.5-acres)that will provide a trail corridor from Big Tooth Ridge Park to County Road 77. The lot sizes range from 2.5 acres to 2.65 acres. The proposed lots meet the minimum 160- foot required widths. The lots show a 35-foot front yard setback, which meets the R1a district requirements. Landscaping IIIThe landscape plan submitted by the developer complies with the ordinance. Park Dedication The Park and Recreation Commission reviewed this plat at its April 10,2002 meeting and recommended that the dedication be in land to provide a trail corridor from Big Tooth Ridge Park to County Road 77. Prior to the April 10, 2002 meeting, staff walked the site with the applicant and the property owner to review the best location for this corridor. Staff will continue to work with the developer in locating this corridor somewhere along the south edge (Outlot A) of the plat. Grading The City Engineer has addressed grading in his memo. Utilities Each lot will have its own private well and septic system. III S:\PLANNING\Case Files\P 02-09 Echo Hill\P02-09 PC.DOC Memo to Planning Commission/P 02-09 April 23,2002 Page 3 IllRecommendation Staff recommends that the Planning Commission recommend approval of the preliminary plat of Echo Hill with the following conditions: 1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 2. ALL COMMENTS OF SHERBURNE COUNTY SHALL BE ADDRESSED. 3. STREET LIGHTS SHALL BE INSTALLED AS REQUIRED BY ELK RIVER MUNICIPAL UTILITIES. 4. A SEALCOAT FEE SHALL BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 5. 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. 6. THE APPLICANT SHALL EXECUTE A DEVELOPER'S AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF APPROVAL. Ill 7. PARK DEDICATION SHALL BE IN LAND(1.5 ACRES)AND SHALL BE IN A TRAIL CORRIDOR ALONG THE SOUTH PROPERTY LINE OF THE PLAT. 8. THE DEVELOPER SHALL BE RESPONSIBLE FOR MARKING PARK BOUNDARIES WITH THE CITY'S PARK BOUNDARY SIGNS. 9. THE DEVELOPER SHALL BE RESPONSIBLE FOR REMOVING ALL DEAD/FALLEN TREES WITHIN THE PROPOSED TRAIL CORRIDOR. 10. THE PARK SURVEY INFORMATION SHALL BE PROVIDED IN THE REQUIRED ELECTRONIC FORMAT. 11. MAILBOXES SHALL BE CLUSTERED. 12. THE PLAT SHALL COMPLY WITH THE RIA SETBACK REQUIREMENTS. • S:\PLANNING\Case Files\P 02-09 Echo Hill\P02-09 PC.DOC III TOP OF THE WORLD PARK i , ,o� w.� soil 'S ' RID OD A 5 1.— 4 D 9 DG , g - �- �p0 O '� . .*1 lir x v" IiikpigIMA 0. 4 ' ' ' ' ' - - :-- I oviamir. c.„, .,„,, , „,::. iik . ITE : OUTLOT B 0 L B ��� A _ ouTLOT ITION �i ' .r, ADD 0 � � 4 ' / 'IMPUIT141114% , _ , e ,, lug., �oI 1;)',;i'1 1,1,,t-i';',,,'4 ,,,, -r /rte ©. • Q Loous. ss 4 o ,o,, v' .ii, ----;- -.H,*,E.Y �y SCOUR 241AWq 1* WilV4� SAI IIPA4 11 2 A il' V 4 11 IBM � Ira TANir* „ , 4 2, 00 Ift*CENTF4 .41111 :rial ilil 9 dC) I Vo , irilliVatisArli§ ii■ik11 il i:.sa ADOWVALE SCHOOL at4?? 1'‘.1pl1i4r10sp-, ' ; �`.liormit! t c\ OUTLOT C 144$ • R WAO 0 '7©� , *41f 40 ?v. 014r occ ?' I dl w OUTLOT B ,: iaii g tri1'4NUE ,0 / ., iii / iii L a, u'� , o ow' ARK , a C�� • Location Map N Oty of El '., Case Number: P 02-09 ECHO HILL River • r . Howarc R. Green Company May 21, 2002 File: 817660J-0240 Mr. Chris Leeseberg City of Elk River 13065 Orono Parkway PO Box 490 Elk River, MN 55330-0490 RE: ECHO HILL ADDITION Dear Mr. Leeseberg: As requested, we have reviewed the submittal package for the proposed Echo Hill Addition. The information we received was prepared by Bogart Pederson & Associates, Inc., and dated March 14, 2002. It contained a preliminary plat, preliminary grading and erosion control plan, preliminary landscape and lighting plan, and a 1992 aerial photo. In addition, drainage calculations were submitted for the proposed development. We also received a revised grading plan, undated, in late April. Based on our review and comments received at the staff review meeting, we would offer the following comments: • 1. The entrance road off of Proctor Avenue is a relatively steep grade exceeding 9%. The City Ordinance for public streets requires a maximum grade of 8%. However, in this circumstance, there would be a devastating effect on the wooded area adjacent to the road. If the road needs to be cut down to meet the maximum 8% grade contained in the ordinance, the grading limits will expand north and south, dictating the removal of a significant number of trees. 2. Lot 5, Block 1, has an existing home and an additional building on the site. The additional building is shown to be removed. The location of the septic system for the existing home on Lot 5, Block 1, should be noted on the plan to be sure that it falls within the newly created building lot. 3. The revised grading plan shows the house pad on each lot set back from the street at a location where a reasonable driveway can be constructed. It will be important that the development plan indicates these are the approved home locations and styles relative to floor elevations. 4. At the staff review meeting, the comment was made that perhaps a requirement of this plat should be to build the septic site prior to home construction, in an effort to minimize the removal and disruption of trees. If the septic site is built first, access to that site could be accomplished through the home building site. 5. Storm runoff from the street is collected in the cul-de-sac and at the intersection with Proctor Avenue and conveyed to natural low areas with no outlet. The inlet and storm sewer system from the cul-de- sac will be down a very steep grade. It will be difficult to maintain that grade after the trees are removed. Detail needs'to be provided as to how this slope will be maintained during and after construction. The same is true for both storm sewer systems at the outlet. The velocity of the water will be very great and a detail will need to be provided concerning erosion protection methods at the • outlets. Ltr-052102-Leeseberg.doc 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 • Mr. Chris Leeseberg May 21, 2002 Page Two This natural low area shows a 100-year, 10-day snow melt elevation at 1012.1. This elevation will inundate an area of property extending into two lots to the east. However, given the natural topography of the area, this area has probably always seen runoff from snow melt and rain events. The storm sewer system from the cul-de-sac to the natural low area only has one catch basin. If this catch basin is plugged, the natural overflow will be through Lot 3, Block 1. An easement will be needed to encompass the emergency overflow area. In addition, we would recommend that a second catch basin be installed in the cul-de-sac to add additional inlet capacity and lessen the opportunity for a plugged catch basin to cause water to overflow the curb line. If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company Terry J. Maurer, P.E. • • • Howard R. Green Company Ltr-052102-Leeseberg.doc CONSULTING ENGINEERS 411111 Li • 711/111111 Sherburne County ip+ wamifil4 PUBLIC WORKS DEPARTMENT ,amittv inandineiblii IIIMINIIIIIIIMIIIIIIIIK March 29, 2002 Rhonda F. Lewis, P.E. 425 Jackson Avenue Elk River, MN 55330 (763)241-7030.800-594-5208 City of Elk River Attn: Michele McPherson 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: Echo Hill Dear Ms. McPherson; We have reviewed the site drawing for the proposed plat of Echo Hill that borders County Highway 77 and accept it as drawn. We require that 50' of right of way be granted to Sherburne III County in fee title along the highway frontage of CH 77 as drawn. An access permit and signage fees are required. Sincerely, i/ - / ". Richard D. Corbin �--� Sherburne County Public Works • • • • ,.,.. 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DRAWN BY: PG 2 4-30-02 am, COMMENTS Dynamics Design & Land Co 9 `--'------"-----.-- CHECKED BY: JKB LAND RIRv�YINC ,� CIVIL ENGINEERING DWG FILE:PRET_PLAT Preliminary Plat �, MAPPING Signed: 13070 FIRST STREET,0E0071,MN 5530••1321 FILE NO.: 102038.0 TEL: 713-242-8022 FAA: 743-tet-11044 Dale: Reg. No. 150 mm NOTES II(6 fn) 1. UTILIZE CORRECT ANCHOR PATTERN FOR SLOPE GRADIENT (See N Anchor Pattern Details)_ _ 2. INSTALL LANDLOK OR PYRAMAT TURF REINFORCEMENT MAT (OR EQUAL) DATE ■� 111 IMI AND SOIL FILL (OPTIONAL) �^ E LI=11 �I=�I t. CENED Ill E. „ i1=11=i1-U-11=1. -II 1111 II II 11 II I 111 11 i it l 11• _ -x ��/U Z o 11=11=11�1i_I0II�iII�I0�IH�1II.I_ _ LANDLOK OR PYRAMAT 11=11=11=11-11= 11= ,. _ N Z 11-11=11-11- 11= W .11=11=11-11 o :: li-II-11- a 0, LEGEND 1=11=11=11- •,,�` 0 100 200 300 (?V 11-11=11=11= - _ 11=11=11=11=11=1111 11=1 -ilii i. ....----95:-- EXISTING CONTOURS SCALEIN00 li-ii=i1=ii=11-II=i1-li-1. 100 mm 1=11=11'11=1411'11-11=11=1h. (4 in) Q EXISTING TREES =ii=11=i1=11=11-11=11=11-11• E"-. mini =i=ii=ii=ii=ii=ll=ii=11• _-- E s '",-•-•-•-•-•^ EXISTING TREE LINE w I I =11=II=11=11'11-11-11'11=L�J� ; SILT FENCE no 11=11=11=11=11=11=11=II==11 0� • FOUND MONUMENT 7I o non i1=11=11=11=i1-11=11 ww 11=11=11=II=11=Ii=11-II 0 SET MONUMENT 01 -11=I I=Ii=tI=II=l I=I I=11 =11=11=11=11=11-11=11= 0FOUND CAST IRON MONUMENT 2•;2'x4'W000 � -•91T STOP'FABRIC ¢Z�-a =11=11-11-11-11-11=11 -Il-,,=11=11=11=11 STAKES•4' O.C. Y. Io'MINIMUM TYPICAL S OPE I DSS-SECT1Ot( =11=11=11=1 All. WETLAND i I o 0 �- SIGN 7 BACKFILL a m V n I <J I I I I ' / `•Q) POLE •/\ A//. /,\ /'. i A /. ' i /i, , A� .. Y o I ,; ,. _ _,.... sitar Borrow } m o 5 .,,, _.. ,1100: r 1 / F GUY ANCHOR EXISTING GROUND / \ 6'OF FABRIC m m W J O Is - - - - B ELECTRIC BOX /S PROP w _ } J !/ I I %'`'.' '' I\ / co TELEPHONE PEDESTAL EMBANKMENT 0 0 0 0 0 rl _ _ 1 S 89'14i'53' W 802.08' ' j $ , ' ' : �, L FENCE j -\a■� ( :; ,/,, / PROPOSED SILT /; / -rjld-�, ' --42l . ,\ ,,o . -29Z•T� / 'l,(a,/ _ ..v,-, J / Til,1-/ es ':4°'''1.954-.9---'2.)'104-/:2i7-,.,1•71:�•1 -- ! (i •'-,•, /}'p?'/os_ - 1;/ - PROPOSED BALE CHECK ---,-...----J ';f ti/,117-7-:„ \ `` .\';, , i. - �.l P �j'/ .1- /lN r� / f•1' X972— PROPOSED CONTOURS I. : :rr r r d t -/. ^IVT� FIBEi2�. \�-' 0� -`" ~ • \\' - ` cv - '// (( PROPOSED STORM SEWER ^' 1' r _�_I:+n i'Y,j ■- .1.J o { �.,r_= ., •I�o /IA -172. I }.4: .1_ _ Poanddary Ld\ `. -' - - _ Septic Systempine :`: == SNOW tAEL ` o. Imaao �' }. LN88'14' E ..• n Location (1200 s.r.) w . .\` 'Ia3.1"-- ,J). .I ;_126-"- WSO,- x EV ,10121 '' � 26o ad'1 .rx I .`-`-� •/" \':. . -.._ f' ` IDO. YR f10 I -_- - �} POSSIBLE HOUSE PAD LOCATION T r v.11.Mr AM p ''/ ''//• ' • ' s';%•-r\--: J _ ,•� --_-..".7_-t NOW..,MOLT. p� 2 O2, , 0 672 PROPOSED GROUND ELEVATION •""eYO""'a/1 sr w p L'ANOLole ,> I.C _ ' //r,,' • _ % C Pry tb2&4 •a- •IONAi; o I(A,R,/'-' o • 4 - _ - �'1' ' � =f 't . d ego FWO DENOTES FULL WALKOUT in 0 er i'= • • • I / I / -- \ / I ;, \ .-...:, ,.J.....,... / J r \ I / .. I • i --•'1 \\ I / I / ltt, $ i i 1 I J/ _ , iaa S:�/(1 1- ,p+t.,s• Oxy' \ I }; ;` i••I �• o,�t1 I , i I,'/, , / /'., ';!;;;111.,1;1;\„ 1t1�:1' I 'gl; i',`. o '.\�°--=�- ‘•`jj;`'i`I�,'''t'' 'v�',%/' iil� 'Illiil• I��\•t.` I 15,, V S ,:�i ' `� ;�"'-- I.i' lij • III • .,,,,,,y,. ii „irliof ii. - . '`' ` is• i 3 -4 - , ,,„,,,,5,. .,,' ' ,< T 3 1'ifs S {F' * , •a , if ,.;,1 1 )� .i 407 A4,-,Oil F6 ` , If 'aIY0.�.• M`. �i' F '„f. Ir F+ • a - ,N?x'{14: l k. - - ii: / ,,, ,,,,, , ,,,,i,, 1 .:;. . :4-4. ,,,, y A ,y, 4 "At, - .: i` • '''' '''' .i'l; fi ' r ,,O . . ., 10440prielrimillirc , i fir., ,; :}• : 'e,''',.: � N•�r'44_% r,s 1 �•��4:at AA .,3O s/u=- '''' v 'sl'+ ''� � • l h,t' 'a , `;-,, ;r "Colin Road No.,re',': 'rocterAye,, ),E, .;� ,r� :.y%�, ;,»�`>n''d+:�b�t°11r„S,”�',�;'�'yk3�z��;�"'k�;•�ars�y�i��i"�' �' i,, i, r�'E,srfa s't;�{ror.,iJ(:,y i. }µ; .' °F.,�i�.,;;Y;:�.i^`,',{,•.'YE..2' '%?•rYF?y w��•,.iL; •'h�j •>•; •�': ',�1, jiii+A.s"., SS"i FV a.?-:--',4".-Ta;,ri :ia,. tr1 n + S g P e ® T 3 1 P o o • q ; P",3-.3 ro m P C . O F i 4 " x x Xr Doli 0Y r- rn 4vom Nr i _13 Z m z 0 o p 0 z z z ” 92d . a5 v 9 n 2 O 0 E r 0 c) c) Z SI 2 3 3 m CO O u, A 0 v �4i A -1 f�1 CZ Z p v Q o cf, x A 1 Z 9 r VI 0 z xi >y 2 Y$ Z ti o v •r n 11°1 C m v cao O 1 8 2 fJ 8 Echo Hill DATE: 3/14/02 N� DATE DESCRIPTION -P o City of Elk River, Mn. ���' ��\ BOC�ART, PEDER8ON DESIGN BY: JKB,PG • i 4-23-02 CITY COMMENTS Nit 8c ASSOCIATES, INC. DRAWN BY: PC 2 4-30-02 CITY COMMENTS Dynamics Design & Land Co �� CHECKED BY: JKB LAND SUR YI10 CIVI ENCW RING DWG FILE:PREL_DOQ -P 1992 AERIAL PHOTO r/y uAP�INo Signed: m7e)ReST Teeij a rCVEC'�iiarui0eeeisrl FILE NO.: 102038.0 Date: Reg. No.