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Item 5.7 & 5.8 Item # 5.7. & 5.8. 0 , -/.// City of Elk -�-1 River MEMORANDUM TO: Planning Commission FROM: Chris Leeseberg, Planner DATE: September 23, 2003 (� SUBJECT: Case No.'s ZC 03-06 and P 03-I I; Request by Suburban Land Development for Rezoning and Preliminary Plat Approval — Boulder Point Request • Consider a request by Suburban Land Development for the following: • Rezoning from R1d (Single Family Residential)to R3 (Townhouse District) • Preliminary Plat of Boulder Point 60-Day Rule To comply with the 60-day rule,without an extension,these items need action by October 23, 2003. Location The property is located at the southeast corner of the intersection of Sherburne County No. 12 and Twin Lakes Road. Zoning/Land Use R1d (Single Family Residential) /MR (Medium Density Residential) Attachments • • Location Map • Memo from the City Engineer Planning Commission/P 03-11 Boulder Point September 23,2003 Page 2 • • Elevations • Landscape Plan • Preliminary Plat&Site Plan • Preliminary Utility Plan • Preliminary Grading and Drainage Plan Overview Suburban Land Development has submitted a preliminary plat for Boulder Point. The subject property is located at the southeast corner of the intersection of Sherburne County No. 12 and Twin Lakes Road and totals approximately 1.5 acres. The current proposal is to subdivide the property into two lots for two townhome structures. Lot-1 will be utilized for 5 units and Lot-2 will be utilized for 4 units. Access to the site will be off the cul-de-sac on Vance Circle in Trott Brook Farms South subdivision. Analysis The properties north and west of the subject property are zoned PUD. To the west is a commercial development (Home Depot) and the north is a mix of residential (Trott Brook Farms). The property directly south is zoned R3 with townhomes (Trott Brook Farms • South). The property directly across the intersection to the northwest is zoned R-1c (single- family residential). The proposed plat meets the required unit widths and densities of the R3 district. However, Lot-1, Block-1 does not meet the 50-foot setback (30-foot setback plus a 20-foot buffer yard). It will require a variance of 12.6-feet as it is proposed. If a variance is to be granted, staff would recommend that six additional pines be planted between Lot-1, Block-1 and County Road 12. The other alternative is to remove one unit from Block-1. The submitted elevations do not comply with the R-3 design standards;however,the applicant will be providing revised elevations at the meeting. Grading, Drainage and Utilities Grading, drainage and utility issues are addressed in the City Engineer's memo. Landscaping The landscape plan complies with the ordinance. There needs to be some clarification on the specifications of the 15-spaded pines. They are shown to be approximately 20-feet in diameter. There is a required 20-foot buffer along major streets and staff would be recommend additional landscaping if a variance is to be granted as one of the proposed units • will encroach into this buffer area. S:\PLANNING\Case Files\2003\P 03-11 Boulder Point\P 03-11 PC.doc Planning Commission/P 03-11 Boulder Point September 23,2003 Page 3 • Park and Recreation The Park and Recreation recommended cash dedication for nine residential units. 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 CITY ENGINEER'S COMMENTS SHALL BE INCORPORATED INTO THE PLANS. 6. STREET LIGHTS SHALL BE INSTALLED AS REQUIRED BY ELK RIVER MUNICIPAL UTILITIES. 7. A LETTER OF CREDIT IS PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS OF THE PUBLIC IMPROVEMENTS. 8. 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. • S:\PLANNING\Case Files\2003\P 03-11 Boulder Point\P 03-11 PC.doc Planning Commission/P 03-11 Boulder Point September 23,2003 Page 4 9. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY • ENGINEER SHALL BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 10. A GRADING AND EROSION CONTROL PLAN SHALL BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 11. A DEVELOPMENT PLAN SHALL BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 12. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 13. ALL MAILBOXES SHALL BE CLUSTERED. 14. A TREE PRESERVATION PLAN SHALL BE APPROVED PRIOR TO RELEASING THE PLAT FOR RECORDING. 15. 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. 16. WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE CITY • SHALL BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 17. 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. 18. A VARIANCE OF 12.6-FEET SHALL BE GRANTED TO ALLOW LOT-1, BLOCK-1 TO BE CONSTRUCTED AS PROPOSED. 19. IF A VARIANCE OF 12.6-FEET IS TO BE GRANTED,AN ADDITIONAL 6 PINE TREES BE PLANTED BETWEEN LOT-1,BLOCK-1 AND COUNTY ROAD 12 AS APPROVED BY CITY STAFF. • S:\PLANNING\Case Files\2003\P 03-11 Boulder Point\P 03-11 PC.doc • CI d L•' is 'ia i e�G � ,' zi- U' -.O ,f S ' .1. 1 5 .% 'i)'\,1 4 illii E ,/,‘ 111Lw, •47 -0, ,(:%,A• ipplA*904 I ), VIII 'I �� luou 1' �' MEI II ' tefiJi f y to PA 41.61 � wow VAll mae � lio , 1, '.ne�s 4 men !pm IP 3RD ST IRE 11 s ._ � � '� iii OUTLOT B a ivpkio:iesi ST Z O L A © Eitii -`'- i �Lt.... ..0,_ 182 �W, ., �'l low w.. I WN., E3 0. , , PARCE i(P3( �� 3 1 *ti ED TLE �TO2 ► s Eir a sZ'lit eV' 4 �\ 11 I C 1N TY ROAD 3 2 R a r VE , . .0K w1191 IIoOrWW(J( W.Z ::: 2 o VV �i 9 N � I � MO -p li 1 14`. TEN sal 7 k, °�� C 9th AVENUE NW 0; T f ri III M;I �G BLOCK 3 LOT 1Gag HILL' , 1 ° I 2 I DUSTRIAL CIRCLE M �'�""'� CITY K I w o00 / Y _. ,..„, E • ;��! osSING z 1001 g IS. %it ‘4 / 4 • Location Map `i N River Case Number: P 03-1 I BOULDER POINT • .vd Howard R. Green Company September 10, 2003 File: 822070J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: BOULDER POINT DEVELOPMENT Dear Mr. Harlicker: As requested, we have reviewed the submittal package for the Boulder Point Development. As you are aware, this is the approximate two-acre parcel property located in the southeast quadrant of Twin Lakes Road and Sherburne County Road 12. The proposal is to construct nine townhomes, a four- unit building and a five-unit building, on the property. The submittal consisted of a preliminary plat and site plan, preliminary utility plan, and preliminary grading and drainage plan. The submittal • package was prepared by Otto and Associates Engineers and Land Surveyors, Inc. Based on our review, we would offer the following comments: 1. The preliminary plat for Boulder Point should provide access control on all sides, with the exception of the driveway area, which connects to Vance Circle in Trott Brook Farms South subdivision. 2. Sanitary sewer and water service are proposed to be provided by extending utilities from Vance Circle in Trott Brook Farms South. The sanitary sewer and water will be considered public improvements, and therefore need to be constructed within drainage and utility easements to allow operation and maintenance of the sewer and water facilities by the City staff. 3. Unless there is an association that will be billed directly for the sanitary sewer and water service, each individual lot, if individually owned, needs to have its own services. 4. There is an existing curb cut on County Road 12 for the driveway to the existing home on the site. The driveway needs to be removed and the concrete curb and gutter replaced with barrier-style curb at the opening in County Road 12. 5. No storm sewer calculations were submitted with the plans. Storm sewer calculations will need to be provided, reviewed, and approved. Currently, the drainage plan is showing catch basins and storm sewer collecting runoff from the site and conveying it directly to the holding pond in Trott Brook Farms South. The holding pond in Trott Brook Farms South • was not sized for the development of the Boulder Point. The pond will need to be enlarged to accommodate the drainage from Boulder Point, such that outlet from the pond to the Lt r-091003-H a rl i cke r 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 • Mr. Harlicker September 10, 2003 Page Two storm sewer in Twin Lakes Road does not exceed existing conditions runoff from the Boulder Point site after development. Given that the roads are considered private in Boulder Point, the storm sewer piping system will also be considered a private utility. 6. The grading plan shows grading in the natural gas line easement on the west side of the development. Any grading in that easement will require authorization from the easement holder. 7. The emergency overflow route needs to be determined and shown on the grading plan in case the catch basins are plugged, showing that the runoff will make it to the pond without endangering any of the units. 8. No construction traffic for the internal improvements or the building of the units should be allowed to come off of County Road 12. It should all be required to come internally off of Vance Circle. It appears that this is what is anticipated as the rock construction driveway entrance is shown entering site off of Vance Circle. 9. An NPDES permit will need to be applied for since the site is over 1.0 acre. Also, more silt • fence protecting County Road 12 from erosion needs to be shown. If you have any questions regarding any of these comments,please call. Sincerely, Howard R. 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I (AI �� TIMELESS U U[ Y O ELK E DESIGN SITE PLANNING CIT�H�R� NF �p[.J "�'Y, L-NDSCAPE DESIGN • O(//j�/� MINNESOTA PROJECT MANAGEMENT / 0 .A • V % T P�R� p ,-,-o p ` % J, \ NORTH 1 ./0 D ATE Vii! 213'403 Arai p '�\ \ . o io 40 so 60 SCALE, 270.1l„."3D1 asik270.1 7O 0 0 0 0 0 0 0 `1,41 10 ,N, \\ E"CLI A.�.`4 *- __\ '`autumn blaze maple(3) O s 99 -� �lr •. halo dogwood(2) MI _-I a Intro s4 II! 4071,see,.."a'(x4) µ0.1r O r U O • v v r v,• v• /milk *wo � spring snow crab(9 i IL 0 :7.0...i:71-.)..."‘:..:'; sea green Juniper K, s:�:.r_+,,e rock mulch I.Primus sigma rj 0 11\ / `I s. ,', spring snow crab 17eill‘ i ‘11.1 ,..6.�� sodded I ______rI (IN N k '46 - •••• 1V , moi. 0 o denotes Power Pole . . N q1 i m denotes a Tetgohone Box -rI�n _R )/ n 1 ' oa denotes Gate Valle 1 1 1 L.l _ p °taexistingt Contours A ' • r'."�• L n —E— denotes Overhead Electric • , ,-, _ 46,..% --sok—o— denotes cable TV —r/f»— denotes Fbar Optic T f�opp�, Wire �./� \ :laser denotes existing Spot Elevations s \ _ PROPERTY DESCRIPTION: X e A CO K EM�f�IR�� 7� That pat of the Southeast Quarter of the Southwest Quartz (SE 1/4 of SW 1/4) ■■■■■��� ••. \I ) N , \ of Section 35, Towneh{o 33, Range 26. Eylhg South of the old NNdroth Roadotgammaopee Sash: , ■ _ gang between Elk R/wr and Bums (now know++ as County State Aid Rood !2) I \ ..i•.. \ AND orE�vr 4 aaewous wwoaa3orJ / R �:: \ +a =EST °D \�F Quarter (NE 1/4rof NW 1/4) of Section Z TownshipNortheast Range 26, me all wnrR MN ae aw s'awu 5 AaaE54 agar / I 9/. ``\ \ �e \ Count$ Minnesota em-iroase!-1_ lb I I 'N'N lK¢u¢NM) \( a' \ ,,, ti-- cif.'i. 1 I I • ill i G ; qsl kNITI1117 r i o. • % t I; lig PAPiisr a _ r- Ili' lanii ,: c_• . ii a \\. 1 ..., 1........• 4 i - r / In LPIA Q �l • :_ moi ' ,. �_ O 7 IL / , , .. I I It t*: 04 1 I M ;;om». I 'ni I �- . 1 4 i / I 1._ 8* •. IL Is a a I Ms NZ 1/4.mss»* //4NS.s2 ���4 IN' '! I I / .. .._...Sr -_. _... . . �L. _ 8-1 I M ? _ITi7 --L L_-1-- �e..er,>,� BEING 12 IN L UKE880TFERwtSEYA7�ATED / r_ Ann AaaINNG R1GNrOF-WAYLIES,ANO BEPocr FEE La r�� WENN unn.Ess OTHERWISE,NDICATED,,AND ADJOINING LOT ' / V• L. 'r / A LIVES AS SHOWN ON ME PLAT. / / SETBACKS: I on \ k-, / CSAH NO 12 - 50'(VARIANCE REQ. LOT 1 ELIC 1) 1: / �-7 SIDE- 30' // \ �, L y' A / I A/ REAR - 30' / II s e /' \ �...�.re , ... • ,w. / V. Y y . 7 / �! 1 if I I I% Il 11 1 ` ; <'\ v V f J lA>tv.1L L WC/.A R NITY SAP:R i- v• L I/1 1 \ \\ \ C LSOUTH - \,................)2,,,,, ,,. A I E I I ----r 1 \ Lor& rolW,taE DETAIL p19 MEI r il I r, I v ''2"_' \ kniro 1 . g k / (� I 0 a II - LOT MANS I : "ww o =roe as BOULDER POINT "e ►i.P.c K.o.K. A outr � 2-03-0029 uwoat THE un=OF soar OF M.«aoa ,,,�,,.,,,,,..� PRELIMINARY PLAT&SITE PLAN EL dff N° TTo + �',.r,J SUBURBAN LAND DEVELOPMENT W, .. F °injNa e.,.■•,,•,,,., ,,.•F.,7& "'°z SHERBURNE COUNTY, MN SHEET NO. "I OF 3 SHEETS • 08/01/03 I N N '. ..: 1 ,. ...444\----y4 ,,,c../ 6,ciy / / c 3 N N .‘i '1 1ft A 7 * ,..,:t.,<,,,, • ,MF.S07-,. 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' I III =__ ' \ N MiAN ARE7►4 ,EST WNACFMFIR FRAC710E5 FOR M„ESOTA.AMD 111E US-EPES STORM wwt MANAam1T FOR �all. .• . I� I .,•,-=.•7....E;:-..= Ih1 \ \ \ n+a xRS• WiiH 111 >NI DISTURBED®we Sia 11OE SEEDED.MULCHED.111111 4$HDIJIS AF1En F�i1ADISC L MANN;ini ` \ \ \ COMPLETED OR WHIN ONE Mac AFTER ROLM MONO IS COJPLEIED.. /v / / / // J I I =-- \ \ \ - . AMES 10 RE�rDII JTY FOR C NTROUNc / # /# II -.�-: 1� \ � A.>ATA1I N AFC ET1 FMust MTS,AMO mussAM>JA NT 10,,,E FRET comoLA1E,. ..—al EROSION MID 9LTMION.MOM OUT NOT WEED 10 010901 COMM /1// raw __ J>IaMv _,I rFENCE ULE MOMS.DSES AND 1OOC CONSRR,CIION EN1RANLs CONTROL / I I I - ___ \ -:4,,e--:-:-.` SMALL COMMENCE W111 CRAM AND CONTNUE 11,IOIJSDUT 111E PRO.ECT II I I I -:.■. I '� \ . 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