Item 5.1 & 5.2 Item # 5.1. & 5.2.
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MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Senior Planne
DATE: June 24, 2003
SUBJECT: Case No.'s ZC 03-03 and 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 Ric (Single Family Residential)to R3 (Townhouse District)
• Preliminary Plat of West Oaks
60-Day and 120-Day Rule
The Commission extended the 60-day rule for the rezoning;the new date is August 22, 2003.
To comply with the 120-day rule for the preliminary plat without an extension,this plat
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
R1c (Single Family Residential) /MR(Medium Density Residential
1111
Memo to Planning Commission/P 03-04 West Oaks
June 24,2003
Page 2
IIIAttachments
• Location Map
• Preliminary Plat
• Development Plans
• Memo from the City Engineer
• Memo from Rebecca Haug, Environmental Technician
• Memo from Chief of Police Jeff Beahen
• Memo from Bruce West,Fire Chief
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 projects 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 as 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 3.454 acres (34.47 acres x 10%). The remainder of the park
dedication requirements will cash.
Grading, Drainage and Utilities
Grading, drainage and utility issues are addressed in the City Engineer's memo.
•
S:\PLANNING\Case Files\2003\P 03-04 West Oaks\6-24 pc MEMO.doc
Memo to Planning Commission/13 03-04 West Oaks
June 24,2003
Page 3
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.
Previous Planning Commission Meeting
At the May 27th Planning Commission meeting the Commission tabled the request for the
zone change and preliminary plat to this meeting in order to get comments from Big Lake
Township regarding connecting 183'Avenue. On June 11th,the Township Board met and
discussed this issue. The Board requested that 183`d Avenue be connected through to Big
Lake Township.
Recommendation
Staff recommends that the Planning Commission recommend approval of the proposed
zone change to R3 based on the following findings:
1. The request is consistent with the land use plan.
2. The request will not adversely affect adjacent properties or land uses.
3. 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 DEVELOPER'S AGREEMENT IS PREPARED AND EXECUTED OUTLING
THE TERMS AND CONDITIONS OF THE PLAT APPROVAL PRIOR TO
RELEASEING 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 IS 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 IS 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
•
WETLAND MITIGATION AREAS.
S:\PLANNING\Cue Files\2003\P 03-04 West Oaks\6-24 pc MEMO.doc
Memo to Planning Commission/P 03-04 West Oaks
June 24,2003
Page 4
7. A ONE-YEAR MONITORING REPORT ON THE WETLAND MITIGATION IS
REQUIRED.
8. THE CITY ENGINEER'S COMMENTS SHALL BE INCORPORATED INTO THE
PLANS.
9. STREET LIGHTS SHALL BE INSTALLED AS REQUIRED BY ELK RIVER
MUNICIPAL UTILITIES.
10. A LETTER OF CREDIT IS 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 IMPROVEMENTS 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 SHALL BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
13. A GRADING AND EROSION CONTROL PLAN SHALL BE APPROVED BY THE
CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
14. A DEVELOPMENT PLAN SHALL 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 SHALL BE CLUSTERED.
17. A TREE PRESERVATOIN PLAN SHALL 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 MATEARIALS. STAFF SHALL INSPECT FENCING
PRIOR TO GRADING COMMENCING.
19. WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE CITY
SHALL BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
20. ANY ITEM OR CONDITION FOUND THAT INDICATES THE SITE IS
LIKELY TO YIELD INFORMATION IMPORTANT TO PRE-HISTORY OR
HISTORY SHALL BE REPORTED TO THE CITY IMMEDIATELY.
FURTHER, THE CITY RESERVES THE RIGHT TO STOP WORK
AUTHORIZED IN ITS APPROVAL UNTIL THE SITE IS APPROPRIATELY
• INVESTIGATED AND WORK IS AUTHORIZED.
$:\PLANNING\Case Files\2003\P 03-04 West Oaks\6-24 pc MEMO.doc
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.vA i Howard R. Green Company
June 18, 2003
File: 812970J01-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: WEST OAKS ADDITION
REVISED SUBMITTAL
Dear Mr. Harlicker:
We have received a revised submittal from Bogart, Pederson & Associates, Inc., the engineers
representing West Oaks Addition. Along with the submittal was a letter dated June 9, 2003, which
• went through item-by-item responses to my last comment letter. Having reviewed the responses from
Bogart, Pederson & Associates, Inc., we believe that they have adequately addressed all of the
technical concerns relative to the engineering portion of this project.
We are also in receipt of a letter from the Town of Big Lake dated June 16, 2003, which states that at
their regular monthly meeting of June 11, 2003, the Town Board of Big Lake discussed the issue of
whether or not to connect 183rd Avenue in West Oaks to the same street in the Royal Oaks Estates
development to the west. The letter states that at the end of the discussion, a motion was made and
approved by the Town Board to indicate that it is in the best interest of the residents and the Township
to connect 183rd Avenue between Royal Oaks Estates and West Oaks. This motion is in total
agreement with our previous recommendation as City staff for the City of Elk River.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
Terry J.
Maurer, P.E.
TJM:sw
•
Ltr-0618503-Harlicker
1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
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.
1111
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.
•
II
•
Elk
River—
Police
iverPolice Department
MEMORANDUM
TO: Scott Harlicker, Senior Planner
FROM: .Jeffrey A. Beahen, Chief of Polc=
DATE: May 28, 2003
SUBJECT: West Oaks Development
I have reviewed the proposed plat for the West Oaks Development and I do have one
concern with the proposed plan. The police department would prefer to see 183`d as a
through street versus a proposed cul-de-sac. This is for public safety reasons, as we believe
that a through street offers far greater accessibility for emergency response vehicles.
• Although cul-de-sacs may offer a traffic calming effect, the traffic patterns in this section of
Elk River are very low and the positive potential calming effects do not outweigh our desire
for unimpeded emergency access.
•
City of
Elk -�-�
River
MEMORANDUM
TO: Scott Harlicker, Senior Planner
FROM: Bruce A. West, Fire Chief f.
DATE: May 28, 2003
SUBJECT: 183rd Avenue & Waco Street Connection
In the essence of public safety for the residents of western Elk River and eastern Big Lake
Township, I would like to address the issue of 183`d Avenue connecting with Waco Street. The
connection at 183`d Avenue and Waco Street shall enhance the response of Elk River public safety
• (police, fire, ambulance) to the residents along the 145`h and 183rd neighborhood.
The issue of cul-de-sacs in this proposed development may cause a delay in response of public safety
personnel responding to an emergency incident. Having two entrances and/or exits into any
residential neighborhood is desirable. The enhancement of public safety response shall be achieved
with the connection of Waco Street and 183`d Avenue.
Please feel free to call me at the Elk River Fire Department at 763-441-4919 if you have any further
questions in reference to this issue.
n-16-03 01 : 27P TOWN OF BIG LAKE 763 263 3660 P.01
111
III
TOWN of BIG LAKE
"Sherburne County's First 5-Member Township Board"
P. O. Box 75, Big Lake, MN 55309
Phone (763) 263-8111 Fax (763) 263-3660
June 16, 2003
City of Elk River
PO Box 490
Elk River, MN 55330
RE: Proposed West Oaks Development Adjacent to Town of Big Lake.
At the June 11, 2003 Regular Monthly Meeting several Town residents from the
Royal Oaks development appeared before the Town Board of Big Lake with
concerns regarding the connection of the Royal Oaks development to the
proposed West Oaks development by 183nd Avenue.
• Residents of the Royal Oaks development advised that they are very concerned
about the high density building that is proposed in the West Oaks plat; and, the
effect of increased traffic that would coincide with the high density housing.
The Town Board of Big Lake shares some concern about the opposing types of
development, noting the low, rural density style in Royal Oaks compared to the
high density in West Oaks, and their connection and effect on traffic patterns.
Following the discussion, a motion was made and approved by the Board stating
that it is in the Township's best interest to stand by its road connection policy, as
it has in the past. And, that it is in the best interest of the residents and township
to connect 183`d Avenue through Royal Oak Estates and West Oaks.
Sincerely,
(,2 ,2/14.4._ 1-Z01A
Laura Hayes, Clerk
Town of Big Lake
Date)) `
• Post-Ir Fax Note 7671 _.. �._�j Ipapes► a
To - Q From� o ., p& -
Co/Dept. �c.e Co. tzu..„,1o. O
Phone L i 4 l- r) I Phone J
R au 'tin t I 1 1
Fai R
Fax r 1 411 _ i .s7s �D:- Leu
j
Jun- 16-03 01 : 27P TOWN OF BIG LAKE 763 263 3660 P _ 02
IP TOWN of BIG LAKE
'She►bume County's First 5-Member Township Board"
P.0.Box 75,Big Lake,MN 55309
Phone(763)263-8111 •Fax(763)263-3680
June 12, 2003
City of Elk River
PO Box 490
Elk River, MN 55330
RE: Wetland Areas Near the Proposed Development of West Oaks.
At the June 11, 2003 Regular Monthly Meeting, a Town resident appeared before the
Town Board of Big Lake with concerns regarding the wetland areas near the proposed
• development of West Oaks.
Please advise the Town of Big Lake regarding the City of Elk Rivers plans to excavate
this wetland area bordering the Town of Big Lake; and,the effect of this work on the
neighboring homeowner's wells, many of which arc sand point wells.
Sincerely,
1 ::
Laura Hayes, Clerk
Town of Big Lake
•
SHERBURNE SOIL AND WATER
CONSERVATION DISTRICT
14855 Hwy. 10
•
•
Elk River, MN 55330
�J Tel. (763)241-1170
Fax(763)241-1161
Web Site:sherburneswcd.org
MINNESOTA
SOIL AND WATER CONSERVATION DISTRICTS
May 9, 2003
Terry Maurer
City of Elk River
P.O. Box 490
13065 Orono Parkway
Elk River, MN 55330
Terry:
At the request of George Sanford, I made three soil borings on April 30, 2003 in the
wetland within the proposed West Oaks sub-division at the locations shown on the
attached map.
• Boring#1: 0-6" muck(saturated to the surface)
6-18" loamy coarse sand
18-60" coarse sand
Boring#2 0-6" muck(saturated to the surface)
6-32" loamy coarse sand
32-48" coarse sandy loam
Boring#3 0-6" muck(saturated to the surface)
6-60" coarse sandy loam
None of the borings showed a confining layer within the proposed excavation elevations
in the wetland.
If you have any questions, please contact me.
Sincerely,
William Bronder
Technical Manager
•
cc. George Sanford, S &Z Investments
AN EQUAL OPPORTUNITY EMPLOYER
City of Elk River
,VICES Sherbume County, MN
WETLAND FILLED
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• _ —
ORIGINAL GROUND PROFILE NEW
NEW WETLAND
WETLAND FINISHED PROFILE EDGE C
EDGE • l
EXISTING WETLAND A-1/4.
0
`_12" MUCK SEEDBEC J
DATUM ELEV
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• Av. BOGART. PEDERSON
ii11 s ASSOCIATES. INC.
SECTION A—A "„ STs`
uwwa,e-.12oa r----
,a, r-ate 'a To-ut.w
•
WEST OAKS
Bogart Pederson & Associates% Inc. MITIGATION PLAN
Sheet 1 of 1 Sheets WETLAND A
S Well Depths
In
Royal Oak Estates
All 4" Drilled Wells
Lot 10, Block 1 114' Feet Deep
Lot 9, Block 1 119' Feet Deep
Lot 8, Block 1 120' Feet Deep
Lot 7, Block 1 175' Feet Deep
• Lot 6, Block 1 120' Feet Deep
Lot 5, Block 1 106' Feet Deep
Lot 4, Block 1 95' Feet Deep
Lot 3, Block 1 104' Feet Deep
Lot 2, Block 1 104' Feet Deep
Lot 1, Block 1 90' Feet Deep
II
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Tuesday,June 24,2663
III ` < ..
To: Town Planning Commission
Re: Proposed Zone Cly,
;.
In response to S&Z Investments,Inc.'s request to fhgngeIke zonirw from Ric—single
family residential to R3 —Townhouse%Vultiple Family R ` (Case Nd. ZC 03-03),
and the issuance ofprelrminary Plat approval (West Oalcs).P subdivide 3&16 as res into
15 single family lots, and 122 multi-family lots(Cage No.P O344);we,the unitecsigned
petitioners, are in opposition to approval of the proposed?zoning psuant to several . •
•
factors.
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•
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• (2)
• Tuesday,June 24,P }3
Y ( 'i
To: Town Planning Commission
Re: Proposed Zone Chi,.
In response to S&Z Investnhents, Inc.'s request o, h ge" zonirr from Ric—single
family residential to R3 —Townhouse( ultiple Family R nti 1(Case NO. ZC 03-03),
and the issuance ofprelrminary Plat approval (West Oaks).. a subdivide 3€.16 acres into
15 singte family lots, and 122 multi-family lots(Cage No. P 03',04); we,the unsigned
petitioners, are in opposition b approval of the proposedzoning.psusnt to sever{l
factors.
Y9' 7 /8��. . /24.1;. ;cam i&r.1.40
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• (1)
• June 16, 2003
To Elk River Planning Committee:
This is a great country we live in. We have the freedom to vote for our
elected officials, we have the freedom of speech. Freedom of speech can
only come when all parties are notified of public hearings. We were not
informed of the initial meeting regarding the proposed West Oaks
development. This seems to be more than an oversight by public officials.
This makes us wonder if the people in charge have other objectives. We
believe Elk River Planning Committee should review the notification
process to correct this oversight. We also believe an apology is in order.
We strongly oppose the zoning change for the West Oaks Development for
several reasons. The first and our greatest concern is the increase traffic in
the area. When we purchased our land and had our home built in the year
1993 we were told that 183rd Avenue would be connected to Waco Street. At
that time city sewer and water were not connected to the Government
• Center. At that time there was no conceivable reason to believe that city
sewer and water would come across Waco. We had only envisioned a row of
homes just north of the golf course and a row of homes to the east of current
homes in Royal Oaks Estates. That would be twenty homes at the most
twenty five homes. This type of development was expected and would not
be objected by us. The proposed medium density housing would be six to
seven times this. Should this development go thru we request that 183rd
Avenue from Waco not be connected to Royal Oak Estates.
Second: The planning commission has stated that medium density is desired
next to the proposed industrial park. Our question is then why at the current
Industrial Park which is located off Proctor Avenue is all single family
homes to the north? The land to the east of our property is currently zoned
single family. We believe it should stay zoned as single *lily homes.
Third: We have the entire property line to the west of the proposed West
Oaks development. We believe this is unfair and very hard to comprehend
that we will have this many homes next to our 1222.5 feet property line.
We foresee many problems with the quantity of homes being built.
•
• Problems such as the litter, trash, lawn clippings, pet problems and noise
problems. Most of the land to the west is wetland once a development is
established the tranquility of the wetland will be damaged.
Fourth: Also this size development will it affect our water well? Is the city
willing to fix any well problems that might occur due to changes in the water
table?
We are also concerned about the problems of 4 wheelers, snowmobiles and
the 200 to 300 people just wanting to take a walk. We are able to put up no
trespassing signs however this is almost impossible to enforce. We had
envisioned when we purchased our home ten years ago that it would be
consistent with what is built in the area. Should this development go thru we
request the developer install and maintain a fence along the proposed
property line.
In closing another great concern is the effect this will have on our property
value and resale. We do not believe that a potential buyer will want the
problems that will be caused by a medium density development and the
• amount of traffic that the area will have.
Please hold true to the sign when entering Elk River where, "Country and
City flow together." Thank you for granting us the time to exercise our
freedom of speech.
We would have appeared and made these statements in person however, we
are on our vacation.
Sincerel ,
/i /544
Kelly & verly :44
•