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5.2.c. PCSR 08-28-2018 The Elk River Vision A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community engagement that encourages and inspires prosperity Additional public works items are outline in the attached Public Works memo dated August 17, 2018, and the Stormwater memo dated August 8, 2018. Environmental The wetland delineation was submitted and reviewed by the Technical Evaluation Panel (TEP) on July 30, 2018. The original delineation was completed in May and the boundaries were not accurate based on observed site conditions in July. One small basin was not included in the original report and numerous other basins were larger than what was represented in the original report. The delineator needs to update the report and resubmit in August. This plat will need to be updated based on the correct wetland boundaries after final approval from the TEP. The plat will also need to include a drainage and utility easement over the entirety of the 45 foot wetland buffer area. Landscaping The landscape plan shows the minimum of two trees per parcel with one in the boulevard area and one in the front yard. The plan complies with Section 30-934 (c). Parks and Recreation The Parks and Recreation Commission recommended that park dedication be paid for 16 dwelling units at the rate applicable when the subdivision is released for recording. Applicable Regulations Preliminary Plat City ordinance section 30-375 outlines the required findings for approval of a Preliminary Plat. 1. The proposed subdivision is consistent with the zoning regulations (article VI of this chapter) and conforms in all respects with all requirements of this Code, including the zoning regulations and this article. The proposed subdivision requires approval of a rezoning application. Provided the zoning is amended to PUD, the proposed subdivision is consistent with all zoning regulations. 2. The proposed subdivision is consistent with all applicable general and specialized city, county, and regional plans, including, but not limited to, the city's comprehensive development plan. The subdivision is consistent with all applicable plans. 3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and drainage are suitable for the type and density of development and uses contemplated. With the wetland regulations, the physical characteristics of the site are suitable for the type and density of development and uses contemplated. 4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, erosion control and all other services, facilities and improvements otherwise required in this article. The subdivision includes infrastructure to meet city requirements. Additional permits required to comply with erosion control standards are a required, and will be secured prior to building permit issuance. 5. The proposed subdivision will not cause substantial environmental damage. The subdivision will not cause substantial environmental damage. N:\\Departments\\Community Development\\Planning\\Agendas\\PC Packets\\2018\\08-28-2018\\5.2c P 18-10 SR PC 8-28-18.docx 6. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court. 7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring land. The proposed subdivision will not impact reasonable development of neighboring land. Although most of the surrounding properties are developed with homes, there are two 10 acre parcels (75-101-3402 & 75-101-3403) directly to the east, one with a home and one without. They are currently owned by the same party. Both of these properties are currently accessed via Grant Street and could be subdivided into 2 ½ acre parcels. In order to limit the number of cul-de-sacs, a street connection between Grant St. and the proposed Johnson St. (Circle) is in the best interest of the city. 8. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a. Lack of adequate stormwater drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systems. d. Lack of adequate off-site public improvements or support systems. The subdivision is not premature as the above conditions have been provided for. Financial Impact None Statutory Review Period Per State Statute §15.99 the required 120-day review period ends on November 27, 2018. Council Meeting If acted on, this item will go to the September 17, 2018, City Council meeting. Attachments  Location Map  Applicant’s Narrative  Preliminary Plat  Landscape Plan  Environmental Memo dated August 7, 2018  Public Works memo dated August 17, 2018  Stormwater Coordinator memo dated August 8, 2018 N:\\Departments\\Community Development\\Planning\\Agendas\\PC Packets\\2018\\08-28-2018\\5.2c P 18-10 SR PC 8-28-18.docx MONROE ESTATES by Christian Builders Description of Project Christian Builders is proposing to create a new, sixteen lot custom single family neighborhood at the northwest corner of Monroe Street and 221st Avenue NW. The proposed plat consists of six 2.5 acre lots on the western half of the property. Ten 1.5 acre lots, fronting on a new cul-de-sac, are located on the eastern half of the property. All homes would be custom build sites with a variety of styles selected by each future homeowner. Developer Approach and History in Elk River Christian Builders is acting as the overall developer, and is also planning to build each home ensuring a high level of quality and consistency within the neighborhood. Christian Builders is very familiar with building homes in Elk River and has created other PUD neighborhoods within the city limits such as Ridges of Rice Lake, Windsor Woods 1st & 2nd additions, and the Rolling Hills neighborhood that is located approx. 2,000 feet northwest of this parcel. Property Legal Description The property has been surveyed by Loucks Associates and is identified as follows: The Southwest Quarter of the Southwest Quarter of Section 1, Township 33, Range 26, Sherburne County, Minnesota. The PID # is: 75-101-3300 Compatibility with Surrounding Properties The proposed project area is currently surrounded by a mix of agricultural uses and large lot residential. The proposed plan is well buffered from adjacent properties and we expect impact on adjoining parcels to be minimal Current Zoning and Future Land Use The parcel is currently zoned Agricultural Conservation (A1), but guided for low density residential on the Comprehensive Land Use Guide Plan. Our proposed development plan is consistent with the proposed land uses. Desire for Planned Unit Development (PUD) Zoning Because we are providing two different minimum lot sizes, and have a slightly longer than standard cul-de-sac, we are requesting a PUD zoning change for the parcel. We are in conformance with the R1B zoning requirements related to lot width, setbacks, and lot coverage. We are well in excess of the minimum lot size of one acre in the R1B residential district. Private Well and Septic This property is outside the areas expected to receive municipal services in the foreseeable future. We are planning individual private wells and septic fields for each lot. Our site plan clearly identifies primary and secondary septic locations of at least 6,000 SF each. A septic specialist, Bob Polgreen, has walked the site and taken soil borings at multiple locations across the property. A copy of his report is attached. Generally, the site is suitable everywhere for Type III systems, but further exploration of suitable areas for Type I systems will be performed on a lot-by-lot basis at a later date. Proposed Grading Grading for the lots will be competed to provide natural walkout lots wherever possible. The proposed 2.5 acre lots on the west side will definitely by fully custom graded to take advantage of natural building sites. The slightly smaller 1.5 acre lots fronting on the cul-de-sac are more likely to have mass grading done as part of the road construction, but still offer some custom grading options depending on preferred home style. Stormwater Management: The property will have minor increased stormwater runoff due to the new roadway, individual driveways, and roofs. Storm ponding will be provided in two locations on the eastern portion of the property primarily addressing the new cul-de-sac impact. Wetland Impact Five existing wetlands were delineated by Kjolhaug Environment Services on May 18th, 2018. Our existing conditions mapping shows the boundaries of the field verified locations. The site plan has been carefully laid out to avoid any impact on existing wetlands. Building setbacks (20’) and no touch buffers (25’) are clearly shown and no impact to those areas is planned. Natural Features The existing property has been farmed for many years. The natural features of the site are limited to the existing wetlands (farmed) and a few small areas of existing tree cover. We have preserved as many of the treed areas as possible, and the only impact is at the far north end of the cul-de-sac offering essentially a single wooded lot. Some tree removal is anticipated in this area, but will be limited to the house pad itself and minor custom grading in that area.. Roadway Design and Impact The proposed development will require improvements to the existing Monroe Street corridor, as well as construction of a new cul-de-sac on the east half. Both streets will be constructed to the standards shown on the City of Elk River’s Engineering standard plate #2011. The roads will be 32’ edge to edge with a rural section. Anticipated Price Range Homes in this neighborhood will likely be priced from $450,000 to $550,000. Park Dedication and System Impact The Comprehensive Park and Trail Plans show little future development in this area of the City. A trail corridor, running along 221st Avenue NW is planned, but no other park impacts are expected on this parcel. It is assumed that park dedication requirements will be paid in cash rather than land. PID NO: 75-102-4402 OWNER: Steven J & Diane Marohn PID NO: 75-102-4403 OWNER: Marc L Kruger & Stacey E Gruett PID NO: 75-102-4404 OWNER: Jeremy & Paula BernardPID NO: 75-101-3101OWNER: Richard M Gruys - TrusteePID NO: 75-112-2300OWNER: Christopher J & Laura E ScheffPID NO: 75-102-4405 OWNER: Kevin M & Brenda Kane PID NO: 75-102-4101 OWNER: Richard M Gruys - Trustee PID NO: 75-111-1102 OWNER: Todd M & Joan M Roskaft LOUCKS W:\2018\18148A\CADD DATA\SURVEY\_dwg Sheet Files\18148-PREPLATPlotted: 07 /30 / 2018 11:45 AM7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL SUBMITTAL/REVISIONS PROFESSIONAL SIGNATURE QUALITY CONTROL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. CADD QUALIFICATION MONROE ESTATES ELK RIVER, MN CHRISTIAN BUILDERS & REMODELERS, INC. 21000 ROGERS DRIVE, SUITE 110 ROGERS, MN 55374 07/30/18 CITY SUBMITTAL C1-0 COVER SHEET C2-1 - C2-2 C3-1 - C3-2 C3-3 - C3-5 C8-1 SITE PLAN GRADING & UTILITY PLAN SWPPP PLAN & NOTES DETAILS L1-1 LANDSCAPE PLAN C1-1 - C1-2 EXISTING CONDITIONS C1-3 - C1-4 PRELIMINARY PLAT MATCH LINE (See Sheet C1-4) PRELIMINARY PLAT GENERAL NOTES SURVEYOR:OWNER/DEVELOPER: Loucks Associates, Inc.Christian Builders & Remodelers, Inc. 7200 Hemlock Lane, Suite 300 21000 Rogers Drive, Suite 110 Maple Grove, MN 55330 Rogers, MN 55374 763-424-5505 763-360-5008 LEGAL DESCRIPTION: The Southwest Quarter of the Southwest Quarter of Section 1, Township 33, Range 26, Sherburne County, Minnesota. DATE OF PREPARATION: July 30, 2018 BENCHMARK: Benchmark: MNDOT monument “ANDY” located 675 feet south of 225th Avenue and Trunk Highway 169, in the center of Trunk Highway 169. Elevation = 1027.06 (NGVD29) Site Benchmark: Top of cast iron monument at the Southwest corner of Section 1, Township 33, Range 26. Elevation = 975.87 (NGVD29) EXISTING ZONING: Zone (R-A) Agricultural Conservation PROPOSED ZONING: Zone (PUD) Planned Unit Development AREAS: Gross land area = 1,725,437 +/- square feet or 39.61 +/- acres Monroe Street R.O.W = 43,587+/- square feet or 1.00 +/- acres 221st Avenue NW R.O.W. = 54,862 +/- square feet or 1.25 +/- acres Net land area = 1,626,988 +/- square feet or 37.35 +/- acres PROPOSED BUILDING SETBACKS: Front = 35 Feet Side (Corner) = 35 Feet Side (Interior)= 10 Feet House; 5 Feet Garage Rear = 25 Feet FLOOD ZONE DESIGNATION: This property is contained in Zone X (areas determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map No's 27141C0385F and 27141C0295F, Community Panel No's 270436 0385 F and 270436 0295 F, effective date of November 16, 2011. LiDAR CONTOURS Topography shown hereon is per LiDAR data obtained from the Minnesota Department of Natural Resources on April 4, 2018. Field elevations were collected within LiDAR area to verify accuracy. JURISDICTIONAL WETLAND AREAS The Jurisdictional Wetland areas shown hereon were delineated by Kjolhaug Environmental Services Inc. SCALE IN FEET 0 50 NSURVEY LEGEND SIGN POWER POLE CONTOUR CHAIN LINK FENCE IRON FENCE UNDERGROUND ELECTRIC ELECTRIC TRANSFORMER TELEPHONE PEDESTAL ELECTRIC METER UNDERGROUND TELEPHONE GUY WIRE CULVERT MAILBOX OVERHEAD UTILITY WIRE FENCE PRELIMINARY PLAT C1-3 License No. Date I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Field Crew Henry D. Nelson - PLS 17255 Project Lead Drawn By Checked By Loucks Project No. SHEET INDEX Minnesota. 14148A HDN SFM HDN DLP 07/30/18 PID NO: 75-101-3403 OWNER: Steve & Julie Engelmeyer PID NO: 75-101-3402 OWNER: Steve & Julie Engelmeyer PID NO: 75-764-0105 OWNER: Tyler & Angela Jensen PID NO: 75-101-3105OWNER: Ronnie D & Shari A RickersPID NO: 75-101-3101OWNER: Richard M Gruys - TrusteePID NO: 75-112-2205OWNER: Diane Karen MoosPID NO: 75-112-2200OWNER: Garcia N Jr & Jacalyn A BeverlyPID NO: 75-112-2300OWNER: Christopher J & Laura E ScheffMATCH LINE (See Sheet C1-3) LOUCKS W:\2018\18148A\CADD DATA\SURVEY\_dwg Sheet Files\18148-PREPLATPlotted: 07 /30 / 2018 11:46 AM7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL SUBMITTAL/REVISIONS PROFESSIONAL SIGNATURE QUALITY CONTROL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. CADD QUALIFICATION MONROE ESTATES ELK RIVER, MN CHRISTIAN BUILDERS & REMODELERS, INC. 21000 ROGERS DRIVE, SUITE 110 ROGERS, MN 55374 07/30/18 CITY SUBMITTAL C1-0 COVER SHEET C2-1 - C2-2 C3-1 - C3-2 C3-3 - C3-5 C8-1 SITE PLAN GRADING & UTILITY PLAN SWPPP PLAN & NOTES DETAILS L1-1 LANDSCAPE PLAN C1-1 - C1-2 EXISTING CONDITIONS C1-3 - C1-4 PRELIMINARY PLAT PRELIMINARY PLAT C1-4 License No. Date I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Field Crew Henry D. Nelson - PLS 17255 Project Lead Drawn By Checked By Loucks Project No. SHEET INDEX Minnesota. 14148A HDN SFM HDN DLP 07/30/18 SCALE IN FEET 0 50 NSURVEY LEGEND SIGN POWER POLE CONTOUR CHAIN LINK FENCE IRON FENCE UNDERGROUND ELECTRIC ELECTRIC TRANSFORMER TELEPHONE PEDESTAL ELECTRIC METER UNDERGROUND TELEPHONE GUY WIRE CULVERT MAILBOX OVERHEAD UTILITY WIRE FENCE N BOULEVARD TREES - 1 PER LOT (14 LOTS)14 14 BOULEVARD TREES - 2 PER CORNER LOT (2 CORNER LOTS) 4 4 YARD TREES - 1 PER LOT (14 LOTS)14 14 YARD TREES - 2 PER CORNER LOT (2 CORNER LOTS) 4 4 TOTAL TREES 36 36 TOTAL REQ'DTREE PLANTING REQUIREMENTS TOTAL PROPOSED EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. OWNER. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL WARNING: AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND Gopher State One Call DECIDUOUS TREE PLANTING DETAIL SCALE: 1/2" = 1'-0" CONTRACTOR IS RESPONSIBLE FOR TESTING PERCOLATION RATES PRIOR TO PLANTING. NOTIFY LANDSCAPE ARCHITECT IMMEDIATELY IF POOR DRAINAGE EXISTS. SET PLANT ON UNDISTURBED NATIVE SOIL SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING EDGE VARIES - SEE PLAN MULCH - 4" DEEP. NO MULCH IN CONTACT WITH TRUNK - SEE NOTES OR SPECS. ROOT FLARE EVEN WITH OR JUST ABOVE GRADE. TREE WRAP TO FIRST BRANCH WATER TREE THOROUGHLY DURING PLANTING OPERATIONS. PLACE BACKFILL IN 8-12" LIFTS AND SATURATE SOIL WITH WATER. DO NOT COMPACT MORE THAN NECESSARY TO MAINTAIN PLUMB. CUT BACK WIRE BASKET PRUNE DAMAGED AND CROSSING BRANCHES AFTER PLANTING IS COMPLETE. THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING ALL TREES IN A PLUMB POSITION THROUGH THE WARRANTY PERIOD. STAKING IS SUGGESTED, BUT NOT REQUIRED. ANY STAKING MUST CONFORM WITH PRACTICES AS DEFINED IN A.N.A. GUIDELINES FOR STANDARD PRACTICES BACKFILL WITH IN SITU TOPSOIL LANDSCAPE LEGEND YARD TREES GENERAL NOTES CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMITTING BID. HE SHALL INSPECT SITE AND BECOME FAMILIAR WITH EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF WORK. VERIFY LAYOUT AND ANY DIMENSIONS SHOWN AND BRING TO THE ATTENTION OF THE LANDSCAPE ARCHITECT ANY DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN AND/OR INTENT OF THE PROJECT'S LAYOUT. ASSURE COMPLIANCE WITH ALL APPLICABLE CODES AND REGULATIONS GOVERNING THE WORK OR MATERIALS SUPPLIED. CONTRACTOR SHALL PROTECT ALL EXISTING ROADS, CURBS/GUTTERS, TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING PLANTING OPERATIONS. ANY DAMAGE TO SAME SHALL BE REPAIRED AT NO COST TO THE OWNER. CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF ALL UNDERGROUND AND ABOVE GRADE UTILITIES AND PROVIDE THE NECESSARY PROTECTION FOR SAME BEFORE CONSTRUCTION / MATERIAL INSTALLATION BEGINS (MINIMUM 10' - 0" CLEARANCE). LANDSCAPE INSTALLATION COORDINATE THE PHASES OF CONSTRUCTION AND PLANTING INSTALLATION WITH OTHER CONTRACTORS WORKING ON SITE. NO PLANTING WILL BE INSTALLED UNTIL COMPLETE GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST EDITION OF THE AMERICAN STANDARD FOR NURSERY STOCK, AMERICAN ASSOCIATION OF NURSERYMEN. YARD AND BOULEVARD TREES SHALL BEGIN BRANCHING NO LOWER THAN 5' ABOVE FINISHED GRADE. PLAN TAKES PRECEDENCE OVER PLANT SCHEDULE IF DISCREPANCIES IN QUANTITIES EXIST. SPECIFICATIONS TAKE PRECEDENCE OVER NOTES. NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESS APPROVAL IS REQUESTED OF THE LANDSCAPE ARCHITECT BY THE LANDSCAPE CONTRACTOR PRIOR TO THE SUBMISSION OF A BID AND/OR QUOTATION. ALL PROPOSED PLANTS SHALL BE LOCATED AND STAKED AS SHOWN ON PLAN. ADJUSTMENTS IN LOCATION OF PROPOSED PLANT MATERIALS MAY BE NEEDED IN FIELD. SHOULD AN ADJUSTMENT BE ADVISED, THE LANDSCAPE ARCHITECT MUST BE NOTIFIED. ALL PLANT MATERIALS SHALL BE FERTILIZED UPON INSTALLATION WITH A 27-3-3 SLOW RELEASE FERTILIZER MIXED IN WITH THE PLANTING SOIL PER THE MANUFACTURER'S INSTRUCTIONS. PLANTS MAY BE TREATED FOR SUMMER AND FALL INSTALLATION WITH AN APPLICATION OF GRANULAR 27-3-3 AT 6 OZ PER 2.5" CALIPER PER TREE AND 3 OZ PER SHRUB WITH AN ADDITIONAL APPLICATION OF 27-3-3 THE FOLLOWING SPRING IN THE TREE SAUCER. ALL PLANTS TO BE INSTALLED AS PER PLANTING DETAILS. REMOVE ALL FLAGGING AND LABELS FROM PLANTS. WRAPPING MATERIAL SHALL BE CORRUGATED PVC PIPING 1" GREATER IN CALIPER THAN THE TREE BEING PROTECTED OR QUALITY, HEAVY, WATERPROOF CREPE PAPER MANUFACTURED FOR THIS PURPOSE. WRAP ALL DECIDUOUS TREES PLANTED IN THE FALL PRIOR TO 12-1 AND REMOVE ALL WRAPPING AFTER 5-1. MULCH SHALL BE CLEAN SHREDDED HARDWOOD MULCH WITH UNIFORM PIECE SIZE. ALL ANNUAL AND PERENNIAL BEDS TO RECIEVE 3" OF MULCH WITH NO WEED BARRIER. ALL SHRUB BED MASSINGS TO RECEIVE 3" DEEP MULCH WTH A FIBER MAT WEED BARRIER. ALL TREES NOT IN PLANTING BEDS TO RECEIVE 4" DEEP MULCH WITH NO MULCH IN DIRECT CONTACT WITH TREE TRUNK. SPREAD GRANULAR PRE EMERGENT HERBICIDE (PREEN OR EQUAL) PER MANUFACTURER'S RECOMMENDATIONS UNDER ALL MULCHED AREAS. IF THE LANDSCAPE CONTRACTOR IS CONCERNED OR PERCEIVES ANY DEFICIENCIES IN THE PLANT SELECTIONS, SOIL CONDITIONS OR ANY OTHER SITE CONDITION WHICH MIGHT NEGATIVELY AFFECT PLANT ESTABLISHMENT, SURVIVAL OR GUARANTEE, HE MUST BRING THESE DEFICIENCIES TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO PROCUREMENT AND/OR INSTALLATION. CONTRACTOR SHALL SUBMIT A WRITTEN REQUEST FOR THE OWNER ACCEPTANCE INSPECTION OF ALL LANDSCAPE AND SITE IMPROVEMENTS. CONTRACTOR IS RESPONSIBLE FOR ON-GOING MAINTENANCE OF ALL NEWLY INSTALLED MATERIALS UNTIL TIME OF OWNER ACCEPTANCE. ANY ACTS OF VANDALISM OR DAMAGE WHICH MAY OCCUR PRIOR TO OWNER ACCEPTANCE SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. CONTRACTOR SHALL PROVIDE THE OWNER WITH A MAINTENANCE PROGRAM INCLUDING, BUT NOT NECESSARILY LIMITED TO, PRUNING, FERTILIZATION AND DISEASE/PEST CONTROL. CONTRACTOR SHALL GUARANTEE NEW PLANT MATERIAL THROUGH ONE CALENDAR YEAR FROM THE DATE OF OWNER ACCEPTANCE. WARRANTY (ONE FULL GROWING SEASON) FOR LANDSCAPE MATERIALS SHALL BEGIN ON THE DATE OF ACCEPTANCE BY THE LANDSCAPE ARCHITECT AFTER THE COMPLETION OF PLANTING OF ALL LANDSCAPE MATERIALS. NO PARTIAL ACCEPTANCE WILL BE CONSIDERED. THE APPROPRIATE DATES FOR SPRING PLANT MATERIAL INSTALLATION IS FROM THE TIME GROUND HAS THAWED TO JUNE 15, FALL PLANTING IS FROM THE FIRST FROST UNTIL NOVEMBER 15. PLANTING OUTSIDE THESE DATES IS NOT RECOMMENDED. ANY ADJUSTMENT MUST BE APPROVED IN WRITING BY THE LANDSCAPE ARCHITECT. LANDSCAPE CONTRACTOR SHALL ESTABLISH TO HIS SATISFACTION THAT SOIL AND COMPACTION CONDITIONS ARE ADEQUATE TO ALLOW FOR PROPER DRAINAGE AT AND AROUND THE BUILDING SITE. NEW HORIZON ELM Ulmus carpinifolia 'New Horizon'2-1/2" CAL B.B. 2-1/2" CAL B.B.GREENSPIRE LINDEN Tilia cordata 'Greenspire' NH CH PLANT LIST IMPERIAL HONEYLOCUSTIH SIZECOMMON NAME SCIENTIFIC NAMEQTYKEY COMMENTS 2-1/2" CAL B.B.Gleditsia triacanthos inermis 'Impcole' BOULEVARD TREES - 18 TOTAL 6 8 3 H 50-60' W 30-40' H 40-50' W 30-35' H 30-35' W 30-35' BOULEVARD TREES RED OAK Quercus ellipsoidalis 2-1/2" CAL B.B. 2-1/2" CAL B.B.COMMON HACKBERRY Celtis occidentalis RO CH QUAKING ASPENQA 2-1/2" CAL B.B.Populus tremuloides YARD TREES - 18 TOTAL 8 5 5 H 40-50' W 30-35' H 50-75' W 50' H 40-60' W 20-30' LOUCKS W:\2018\18148A\CADD DATA\LANDSCAPE\_dwg Sheet Files\18148A-Landscape PlanPlotted: 07 /30 / 2018 10:22 AM7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL SUBMITTAL/REVISIONS PROFESSIONAL SIGNATURE QUALITY CONTROL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. CADD QUALIFICATION MONROE ESTATES ELK RIVER, MN CHRISTIAN BUILDERS & REMODELERS, INC. 21000 ROGERS DRIVE, SUITE 110 ROGERS, MN 55374 07/30/18 CITY SUBMITTAL C1-0 COVER SHEET C2-1 - C2-2 C3-1 - C3-2 C3-3 - C3-5 C8-1 SITE PLAN GRADING & UTILITY PLAN SWPPP PLAN & NOTES DETAILS L1-1 LANDSCAPE PLAN C1-1 - C1-2 EXISTING CONDITIONS C1-3 - C1-4 PRELIMINARY PLAT PRELI MI N A R Y Review Date SHEET INDEX License No. Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota. Gregory A. Johnson - LA Project Lead Drawn By Checked By Loucks Project No. 24610 18148A PAK GAJ PAK 07/30/18 LANDSCAPE PLAN L1-1 BOULEVARD TREE NOTES BOULEVARD TREES ALONG MONROE ST. NW ARE LOCATED ON THE BUILDING LOTS DUE TO A WIDENED ROAD SURFACE, SWALE AND UTILITIES IN THE ROW. BOULEVARD TREES WILL BE PLANTED AT TIME OF ROAD AND CURB INSTALLATION, YARD TREES WILL BE PLANTED AT TIME OF BUILDING CONSTRUCTION. Memorandum To: Planning Department From: Amanda Bednar, Environmental Date: August 7, 2018 Subject: Site Plan Review - August 2018 _______________________________________________________________________ The department listed above has reviewed the application listed below and has the following comments: Case #SP 18-03 Derek Montague – site plan review single family home 1. The wetland delineation for this property was approved on June 15, 2018. The wetland is at the bottom of a significant slope on the south side of the property. The encroachment on site is into the 20 foot buffer setback and 25 foot wetland buffer. Proper erosion control will be critical during construction to ensure no run off enters the wetland area. Case #P 18-10 / ZC 18-04/ CUP 18-14 Monroe Estates 1. A wetland delineation was received for this parcel and reviewed by the TEP (Technical Evaluation Panel) on July 30, 2018. The original delineation was completed in May and the boundaries were not accurate given observed site conditions in July. One small basin was not included in the original report at all and numerous other basins were larger than the original report. The delineator has been contacted and they plan to update the report and resubmit in August. This plat will need to be updated to include the correct wetland boundaries after the final NOD is issued. All wetlands must meet the 45 foot setback. Wetlands and buffer areas should all be within outlots as well. Case #P 18-09 Dickenson Addition simple plat 1. No concerns or issues with the application as proposed. There is a significant wetland complex on the north side of the property along the Elk River. Much of this area is also within the floodplain and entirely within a drainage and utility easement. Both items would need to be addressed before any changes could be made on site. N:\Departments\Community Development\Planning\Case Files\P\P 18-10 Monroe Estates Preliminary Plat\4-Planning Commission\at\SPR Memo_Environmental August.docx Case #CU 18-13 Tammy Anderson CUP 1. No concerns or issues with the application as proposed. Case #18-04 Danielle Scharber – site plan review retaining wall/fence/pool 1. This site is encroaching in to the 20 foot wetland buffer setback area for the pool and retaining wall location. The wetland area on the west portion of this property is at the bottom of a steep hill in the backyard. The pool and retaining wall location and installation will need to be completed in a way to prevent damage to the wetland including erosion control measures. The encroachment is limited to the proposed pool location and existing vegetation beyond that area must remain untouched. All retaining walls must include at least 12 inches of clear backfill material directly behind the wall. The clear backfill material must be separated from the adjacent soils with landscape fabric. Case #P 18-12 CU 18-15 EV 18-05 ZC 18-05 River Walk Apartments / Storage Units 1. Comments previously submitted for this application. The proposed site does not meet setbacks from the Mississippi River, does not meet bluff setbacks and potential grading plans are concerning from an environmental standpoint. There is not wetland delineation on file for this site. Memorandum To: Planning Department From: Justin Femrite, P.E., Public Works Date: 8-7-18 Subject: Site Plan Review - August 2018 _______________________________________________________________________ The department listed above has reviewed the application listed below and has the following comments: Case #SP 18-03 Derek Montague – site plan review single family home 1. No concerns or issues with the application as proposed. Support any storm water comments submitted. Case #P 18-10 / ZC 18-04/ CUP 18-14 Monroe Estates 1. Provide right-of-way and add cul-de-sac on north end of Monroe Street. 2. Provide approvals from Sherburne County that the roadway connection is allowed in its proposed location and without turn lanes as shown. 3. Confirm that Monroe Street is being improved to paved standards per standard plate # 2011. 4. Final plans should further identify driveway locations and show installation of culverts. 5. Further details on all runoff emergency overflow elevations should be shown in final plans. 6. Submit refined construction documents for review. Case #P 18-09 Dickenson Addition simple plat 1. ERMU going to require hook up to the water system??? It is available. Case #CU 18-13 Tammy Anderson CUP 1. No concerns or issues with the application as proposed. N:\Departments\Community Development\Planning\Case Files\P\P 18-10 Monroe Estates Preliminary Plat\4-Planning Commission\at\August SPR Memo_Public Works.docx Case #18-04 Danielle Scharber – site plan review retaining wall/fence/pool 1. No concerns or issues with the application as proposed. Case #P 18-12 CU 18-15 EV 18-05 ZC 18-05 River Walk Apartments / Storage Units 1. Dedicate ROW and construct cul-de-sac between proposed apartments and the old Saxton building. (south end of To-Be vacated ROW) 2. Provide easement over public utilities in the To-Be vacated right-of-way area. 3. Vacating of this right-of-way would create a situation where PID 75-003-4401 would not have access to a public street. 4. Need a formal access easement for the public to access lower lot. 5. Need to provide drainage easement for slope and grade tie with the lot to the south(existing Saxton parking lot) 6. Proposed lot lines should have standard drainage and utility easements dedicated. 7. Private sewer service should be connected to the sewer line not tied into a manhole. 8. Elevations on the sanitary sewer system are incorrect. 9. ERMU desires all water piping to be DIP not C-900 10. 11. Collect drainage from curbs in driveway located in the To-Be vacated area before sending to the public street. 12. Existing CBs on south curb line must be rebuilt. We will not allow adjusting rings to be built up 2.5+ feet. One of the structures does not line up with curb line. 13. Proposed contours should be shown in all areas. 14. South driveway will not be allowed to drain to the public ROW. 15. Curbing shall be provided in all areas including the driveway in the To-Be vacated row area. 16. Further detail grades on the grass pave area and the entrance to it from the paved drive lane. 17. Further detail grades and slopes along the access to lower parking lot. 18. Errors in grades shown in lower lot. 19. Need to reestablish the capacity and functionality of the existing storm water pond below bluff. It seems the proposed access drive is conflicting in location. 20. No civil/site plans for the storage units have been received or reviewed. 21. Staff reserves the right to continue review of all site, grading and utility plans. Memorandum To: Planning Department From: Brandon Wisner, Stormwater Coordinator Date: August 8, 2018 Subject: Site Plan Review - August 2018 _______________________________________________________________________ The department listed above has reviewed the application listed below and has the following comments: Case #SP 18-03 Derek Montague – site plan review single family home 1. Retaining wall not allowed in the drainage and utility easement. Proposed grades within drainage and utility easements need to have positive drainage flow directions, and taper appropriately with neighboring properties. 2. List proposed slab elevation on survey. 3. Redundant perimeter control (silt fence or bio logs) will be needed along south portion of the lot, upland of wetland boundary. Case #P 18-10 / ZC 18-04/ CUP 18-14 Monroe Estates 1. All low openings must be a minimum of 1’ above any high water elevation or emergency overflow location, whichever is higher. 2. Storm water on cul-de-sac should be routed into a pipe and directed to the pond. 3. List all proposed driveway slope percentages. 4. The culvert that crosses underneath Monroe St. will either need to be replaced or extended on each side to match the proposed street. 5. It appears that stormwater is not being adequately treated for the lots along Monroe St., update accordingly. 6. The city adopted MIDS, update calculations to 1.1” instead of 1.0” also, update water quality and rate reduction standards per city ordinance https://library.municode.com/mn/elk_river/codes/code_of_ordinances?nodeI d=COOR_CH78UT_ARTVSTUT_DIV3STMA_S78-504POCOSTMA 7. Staff reserves the right to continue review of all site, grading and utility plans. N:\Departments\Community Development\Planning\Case Files\P\P 18-10 Monroe Estates Preliminary Plat\4-Planning Commission\at\UPDATED STormwater Site Plan Review Memo 8-10-2018.docx Case #P 18-09 Dickenson Addition simple plat 1. No concerns or issues with the application as proposed. Case #CU 18-13 Tammy Anderson CUP 1. No concerns or issues with the application as proposed. Case #18-04 Danielle Scharber – site plan review retaining wall/fence/pool 1. No concerns or issues with the application as proposed. Case #P 18-12 CU 18-15 EV 18-05 ZC 18-05 River Walk Apartments / Storage Units 1. Submit full stormwater management plan write up, must meet all city stormwater ordinances. 2. MnDNR will follow up with comments regarding requirements for state floodplain and the Mississippi River Wild and Scenic and Recreational requirements. 3. Show all proposed grades in dark solid lines. 4. Show parking lot contours, direction of flow and grade percentages. 5. Submit soil borings and infiltrometer tests for all proposed infiltration basin areas. 6. Existing basin nearest the floodway at the Saxon Building needs to be shown accurately with a noted boundary. 7. Show capacity and overflow elevations of the Saxon Building stormwater basin. 8. Show and label all EOF locations and flow paths. 9. Where does the low point of the GFE drain to? 10. Submit full SWPPP with all required details. 11. Update all rates for each drainage area and show the rates for each drainage area in a table. Currently rate control is not being met. 12. Bold all existing storm lines so they are visible or denote with something that is visible. 13. Show tree clearing limits as well as the other side of the trees. 14. Submit pipe sizing table. 15. Where is the roof drainage directed to? 16. Submit full MIDS report. 17. CB#4 would not capture much drainage in the drive lane. 18. Show all pre-treatment for each infiltration basin. 19. Submit long term maintenance plan for all BMPS. 20. Construction can’t commence until a NPDES Permit is issued. 21. Staff reserves the right to continue review of all site, grading and utility plans.