Item 5.5 & 5.6 • Item # 5.5. & 5.6.
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MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Senior Plann
DATE: May 27, 2003
SUBJECT: Case No.'s ZC 03-03, P 03-04, Request by S & Z Investments,
Inc. for Rezoning and Preliminary Plat Approval —West Oaks
Request
• Consider a request by S&Z Investments for the following:
• Rezoning from R1c (Single Family Residential)to R3 (Townhouse District)
• Preliminary plat of West Oaks
120-Day Rule
To comply with the 120-day rule,without an extension,this item needs action by August 26,
2003.
Location
The property is located south of Highway 10,west of Waco Street and north of Pinewood
Golf Course.
Zoning/Land Use
Ric (Single Family Residential) /MR(Medium Density Residential)
Attachments
• • Location map
• Preliminary plat
Memo to Pluming Commission/ZC 03-03,P 03-04
May 27,2003
Page 2
• • Development plans
• Memo from the City Engineer
• Memo from Rebecca Haug, Environmental Technician
Overview
S&Z Investments is proposing to develop 38.18 acres into a 137 unit townhouse and single
family residential development with one 3.68 acre outlot.There are 15 single family lots and
122 townhouse lots proposed.The property is bounded by Pinewood Golf Course on the
south, Big Lake Township to the west,undeveloped property to the north and Waco Street
on the east.The site is a mix of 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 acres is open area and the remaining 30 acres is woodlands. There are no
existing structures on the property.
The properties to the west in Big Lake Township 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 to staff 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 a l/ acre lot,the other is a 4.5 acre
lot.
The site is within the Urban Service District and will be connected to municipal water and
•
sewer.
Analysis
Rezoning Request
The applicant is requesting a rezoning from Ric (Single Family Residential)to R3
(Townhome District).The underlying land use designation of this property is Medium
Density Residential,which allows for up to 7.92 units per acre.The net density(the total area
less public street right-of-ways,wetlands,water bodies and slopes steeper than 3:1) is 6 units
per acre,which would be consistent with the underlying land use designation of Medium
Density Residential.
Preliminary Plat
Density
There are 137 lots proposed in this development.The density in the R3 zoning district is
based on net developable acres (the total area less public street right-of-ways,wetlands,
waterbodies and slopes steeper than 3:1).The density of this project is 6 units per acre.The
maximum density allowed in the R3 Zoning District is 8 units per acre.
•
S:\PLANNING\Case Files\2003\P 03-04 West Oaks\pc memo 5-27.doc
Memo to Planning Commission/ZC 03-03,P 03-04
May 27,2003
Page 3
• Layout
Streets
The project will have a mix of private drives and public streets. The main streets through the
project, 183rd Avenue,Yankton Street and Xerxes Street will be public. The dead end drives
will be private.The private drives are proposed to be 20 feet wide; on street parking will not
be allowed on the private drives.The drives will be owned and maintained by the
homeowners association.
The private drive located in the southeast corner of the project has more units on it than
what the ordinance allows.The R3 District allows up to 12 units on a private dead end
street;the plat has 18 units on this street.The original plat had this street as a public cul de
sac,which would allow for the 18 units. The street was changed to a private street so that
additional trees could be preserved and a wider buffer provided around the wetland. Staff is
recommending that the Commission approve the additional 6 units on this private drive.
The main access into the project is from Waco Street.The southerly east-west street, 183rd
Avenue will be extended through the plat to connect Waco street with 183rd Avenue in Big
Lake Township.Yankton Street will be constructed to the north boundary of the plat to
allow for future extension to the property to the north.The private drives will provide access
to most of the townhouse units.
• Lots
Single Family
The 15 single family lots are located along the south side of 183rd Avenue and abut the
Pinewoods Golf Course. The lots comply with the minimum lot size requirements of the R3
Zoning District.Thirteen of the fifteen lots are 12,000 sf. in size;the remaining two are
18,000 sf. and 15,000 sf.
Townhomes
The majority of the lots in this project are townhouse. The applicant is proposing 122
townhouse lots.Most of these lots will be located with access from private drives.All of the
lots will have shared driveways.The lots comply with the dimensional requirements of the
R3 Zoning District.
The applicant has not decided on the final designs of the townhouses.Townhouses are a
permitted use in the R3 district subject to compliance with the R3 design standards. The
final designs will be reviewed by staff for to ensure that they comply with the R3 design
standards.
Parking
•
S:\PLANNING\Case Files\2003\P 03-04 West Oaks\pc memo 5-27.doc
Memo to Planning Commission/ZC 03-03,P 03-04
May 27,2003
Page 4
Adequate off street parking will be provided on each lot to meet the parking requirements.
• The parking requirements for townhouses are 1 space for each bedroom for residents and 'h
space per unit for guests. With 2 car garages and room for two vehicles in the driveway,the
minimum parking requirements are met.
Natural Features
Wetlands
There are about 5 acres of wetland on the site.They are linear and run diagonally across the
northwest corner and across the central portion of the site. Some filling of the wetlands will
be required for road construction.The applicant has met with the Technical Panel on
wetland mitigation.A memo regarding their recommendation is attached. The wetlands will
provide a nice amenity for the project and will provide open space behind and between
many of the townhouse units.
Tree Preservation
Most of the site is wooded. Since most of the site will be graded,most of the trees will be
removed. Trees will be preserved around the wetlands and in the wetland buffer areas as well
as around the perimeter of the property. Some trees will also be preserved in the center of
the loop.
Park and Recreation
The applicant is meeting the park dedication requirements with a mix of cash and land
dedication.A 2.27-acre park is proposed in the southwesterly corner of the plat,
providing a buffer between the large lot single family development in Big Lake
Township and the proposed West Oaks Development. Of the 2.27 acres, .36 acres is
identified at wetland. As it is the City's policy to provide no credit for areas within
wetlands or easements,the total area eligible for dedication is 1.91 acres. Typically,the
City requires 10 percent land dedication, 100% cash dedication, or a combination thereof.
Ten percent of the area proposed to be developed is 3.45 acres (34.47 acres x 10%). The
remainder of the park dedication requirements will be cash.
Grading,Drainage and Utilities
Grading, drainage and utility issues are addressed in the City Engineer's memo.
Landscaping
The number of trees on the proposed landscape plan complies with the landscape ordinance.
However,there are trees proposed on the single family lots that are close to the house pads
or in the rear of the lots. These trees should be located in the front yards away from the
proposed house pads.
•
S:\PLANNING\Cue Files\2003\P 03-04 West Oaks\pc memo 5-27.doc
Memo to Planning Commission/ZC 03-03,P 03-04
May 27,2003
Page 5
411 Recommendation
Staff recommends that the Planning Commission recommend approval of the proposed
zone change to R3 based on the following findings:
• The request is consistent with the land use plan
• The request will not adversely affect adjacent properties or land uses.
• The request provides an opportunity for several different housing types.
Staff recommends that the Planning Commission recommend approval of the preliminary
plat with the following conditions:
1. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED OUTLINING THE TERMS
AND CONDITIONS OF THE PLAT APPROVAL PRIOR TO RELEASING THE PLAT FOR
RECORDING.
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. PARK AND RECREATION FEE IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF
FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
•
5. THE LETTER OF CREDIT SHALL COVER WETLAND MITIGATION. DRAINAGE EASEMENTS
SHALL BE IN PLACE OVER THE WETLAND AND THE WETLAND MITIGATION AREAS.
6. RESTRICTIVE COVENANTS SHALL BE RECORDED ON THE WETLAND AND THE WETLAND
MITIGATION AREAS.
7. A ONE YEAR MONITORING REPORT ON THE WETLAND MITIGATION IS REQUIRED.
8. THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO THE PLANS.
9. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES
10. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100%OF THE
COSTS OF THE 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 THE PERIOD OF ONE YEAR.
12. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID
PRIOR TO RELEASING THE PLAT FOR RECORDING.
13. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
•
S:\PLANNING\Case Files\2003\P 03-04 West Oaks\pc memo 5-27.doc
Memo to Planning Commission/ZC 03-03,P 03-04
May 27,2003
Page 6
• 14. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE
ISSUANCE OF BUILDING PERMITS.
15. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
16. ALL MAILBOXES BE CLUSTERED.
17. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR
RECORDING.
18. 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.
19. WATER ACCESSIBILTY FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR
TO RELEASING THE PLAT FOR RECORDING.
III
•
S:\PLANNING\Case Files\2003\P 03-04 West Oaks\pc memo 5-27.doc
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.A1d Howarc R. Green Company
May 21, 2003
File: 812970J01-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: WEST OAKS ADDITION
Dear Mr. Harlicker:
As requested, we have reviewed the revised submittal for the West Oaks Addition. As you are aware,
this is the subdivision west of Waco Street, north of Pine Wood Golf Course and abutting Big Lake
Township. The proposal is for 15 single-family residential lots abutting the Pine Wood neighborhood
and 122 multi-family units over the remainder of the property. The property is just over 38 acres in
size. Based on our review, comments received at the staff review meeting and a meeting with the
developer, we would offer the following comments:
• A. Grading, Wetland Mitigation, and Erosion Control Plan
• This project had previously received approval from the Technical Evaluation Panel
(TEP) regarding wetland filling for road purposes. Because the site plan has been
revised slightly, the project was revisited by the TEP. The revised plan fills slightly less
wetland area than the previously approved plan by the TEP. Therefore, the TEP
approved the revised plan.
• This project will need an NPDES permit from the City of Elk River prior to any
construction activities on the grading of the site. The site may need slightly more silt
fence around the wetlands and near Waco Street. Also, the site should be required to
install silt fence after the detention pond construction is complete. This will protect the
newly constructed detention ponds from erosion due to house construction while turf is
being established on the pond slopes.
• There are some driveways on 184th Circle near Xerxes that exceed the City's
ordinance of 10 percent slope. The two buildings closest to Xerxes Street should be
reviewed and lowered to reduce the driveway slope.
• We have reviewed the drainage calculations submitted for the revised development
plan. Generally, the concept of the drainage is acceptable; however, there are still
some minor changes and/or revisions that need to be made to the drainage
calculations before they are approvable. They would include the following:
➢ The ponding area and storage volume used for Structure#5 seems to vary a minor
amount, actually increasing in the Post-Developed conditions. Given the roadway
• crossings as fill placement, how is the increase in storage area obtained?
Ltr-051903-Harlicker
1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
• Mr. Harlicker
May 21, 2003
Page Two
➢ The drainage area of Structure #1 is approximately 253 acres. The hydrologic
factor provided for the area is represented by the NRCS methodology and is
provided with a Curve Number(CN) of 49 and a Time of Concentration of
approximately 2.07 hours. Since the ponding limits downstream of this area are
primarily influenced by this drainage area size, is the long term land-use of this 253
acres designated to remain the same?
➢ It appears that the Time of Concentration shown on your Curve Number calculation
sheets is not the same as the number used in TR-20 for areas Pre-8 and Post-8.
The number used in TR-20 appears to be the more suitable Tc for area 8. This will
not affect the calculations if the number used in the program is the correct number.
➢ The Structure#5 ponding area appears to include area Post 31 in the ponding
calculations of the Post-developed conditions. The street and planned culverts for
the crossing of the ponding area shall have sufficient capacity to convey flows to
maintain fairly equal pond levees on each side of the street.
➢ The 100-yr. HWL for Post 33 (888.50) does not meet the required 1.0 feet of
freeboard to the low point on Xerxes St. NW (888.86)
> The existing 100-year elevation of area Post 2 is listed as 888.6. Please submit the
calculations used to determine this elevation.
• > The total off-site discharge for the proposed conditions is greater than the total off-
site discharge of the existing conditions. Any excess discharge must be detained
on-site.
> Storm sewer calculations should be submitted during the final design phase. The
preliminary layout appears to be adequate for the proposed improvements.
> The quality control ponds need to be designed using N.U.R.P. standards, found in
Ch. 4 of"Protecting Water Quality in Urban Areas—Best Management Practices for
Minnesota"
B. Preliminary Utility Plan
• This entire development will be a long dead end serviced off of Waco Street until such
time that the seven-acre site to the north is developed and watermain can be looped
back to Waco Street. Therefore, we will require an additional looping of the watermain
to the existing watermain in Waco Street off of 184th Circle to provide some redundancy
to the system.
• The Elk River Municipal Utilities water model is being investigated to determine if any
of the watermain in the West Oaks development needs to be oversized for fire flow
since the development is on the far end of the existing water system. If any does need
to be upsized, we will provide that information to the developer's engineer so that is
can be shown that way in the final construction plans.
• At the west end of 183rd Avenue, an additional catch basin should be added between
the last two structures to ensure that the storm sewer is maintained in the public right-
of-way.
• • Hydrant and valve locations will be reviewed and commented on at the final plan stage.
Ltr-051903 Harlicker Howard R. Green Company
• Mr. Harlicker
May 21, 2003
Page Three
C. Miscellaneous
• Provisions should be made to ensure that no construction traffic from the development
of the site and/or the building of the homes uses 1831d Avenue to the west in Big Lake
Township. It is doubtful that this street is constructed to adequate strength to handle
heavy construction traffic. During the development phase, simply mounding dirt will
prohibit traffic, but once the site is open for building permits, it will be necessary to work
with the builders to ensure that no traffic utilizes 183rd Avenue to the west.
• The first time this development was reviewed, there was a recommendation based on
that development scenario that there be a payment of$122,250 made towards the
reconstruction of Waco Street. That recommendation was based on the increased
traffic generated by the rezoning request for the West Oaks development. Utilizing the
same rationale but the new proposed development scenario, the recommendation
would be that a contribution of$106,500 be made towards the reconstruction of Waco
Street. Waco Street was reconstructed a couple of years ago with the City financing
the reconstruction costs. The $106,500 is based on $1,000 per single-family lot and
$750 for townhouse unit.
• When we met with the developer, we discussed the setbacks on 184th Circle. Based
on the R3 zoning and the number of units on 184th Circle, the requirement is for that
• street to be public. That requires a fifty-foot right-of-way from which the setback is
measured. Clearly on the north with the wetlands abutting all 12 of the units, the public
right-of-way and setback gets the rear of the units relatively close to the wetland. We
would suggest that it may be more reasonable to allow 184th Circle to be private and
giving a variance for more than 12 units on a private drive (The developer has shown
this change on his latest revision). This will eliminate the need for the wide public right-
of-way, essentially bringing the units in closer to the private drive and further away from
the wetland area.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
aa4.6e2
Terry J. aurer, P.E.
TJM:sw
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Ltr-051903-Harlicker Howard R. Green Company
• MEMORANDUM
TO: Mayor and City Council
FROM: Rebecca Haug,Environmental
Technician
DATE: May 20, 2003
SUBJECT: Wetland Conservation Act Decisions—
West Oaks WCA 03-03
Proposal—The developer of West Oaks is proposing to fill 9,049 square feet of a Type 6
wetland in a single location to accommodate the road for the plat. It is the only way to
access the plat. The Technical Evaluation Panel (TEP) for the City of Elk River reviewed
the proposal and found both the filling and replacement plan acceptable. The
replacement plan consists of 9,062 square feet of New Wetland Credit and 9,600 square
feet of Public Value Credits (Upland buffer). The new wetland will be created adjacent
to the existing wetlands on the site. A map showing the filling and replacement is
attached to this memo.
FINDINGS
• Eagle Soil Services prepared a Wetland Delineation Report for the property dated, April
27, 2000.
The Technical Evaluation Panel reviewed the delineation and the replacement plan on
May 8, 2003.
Combined notification of the proposed filling and replacement plan was mailed out to the
appropriate governmental agencies on April 29, 2003.
The comment period ended May 19, 2003 and no negative comments were received.
The Technical Evaluation Panel found the proposed wetland filling and wetland
mitigation plan application dated, April 28, 2003, acceptable under the rules of the
Wetland Conservation Act with the stipulations listed below.
RECOMMENDATIONS
Staff recommends approval of the filling and mitigation plan for this project with
the following stipulations:
1. A restrictive covenant and drainage and utility easement be recorded over
the mitigation and buffer areas.
I
2. The Developer's Agreement for the project includes language that places the
responsibility for the success of the wetland mitigation on the developer.
3. The letter of credit, which covers the public improvements associated with
the project, also includes the cost of the mitigation work.
4. 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 the release of the letter of credit.