5.2. SR 05-02-2005
Item #'s
5.2.
MEMORANDUM
TO: Mayor and City Council
FROM: Scott Harlicker, Senior Plann~
DATE: May 2, 2005
SUBJECT: Case No P04-09
Request by Orrin Thompson for Final Plat for River Park
Request
Consider a request by Orrin Thompson Homes a final plat for River Park.
Location
South of Twin Lakes Road, east of Sunset Ridge and west of Cleveland Street
Zoning/Land Use
PUD (planned Unit Development) / MR (Medium Density Residential)
Attachments
. Location Map
. Preliminary Plat
. Final Plat
. Memo from the City Engineer
. Resolution No. 05-_
Overview
The applicant is applying for final plat approval for the first phase of River Park, a 490 unit
residential development. River Park received a zone change to PUD, a conditional use
permit for the PUD and preliminary plat approval on December 6, 2004. The plat includes
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
Memo to the Mayor and City Council
Final Plat of River Park
May 2, 2005
Page 2
317 single family homes, 173 townhouses, a lot for an elementary school and a lot for a fire
station/water treatment facility.
Layout
The first phase is located in the northeast comer of the site. It includes 118 lots, 80
townhouse lots, 36 single family lots, a lot for the school (Lot 8, Block 1) and the lot for the
fire station/water treatment facility (Lot 9, Block 1). The right-of-way for Cleveland Street,
191st Avenue, 192nd Lane, Hoover Street and Ivanhoe Drive are also included. The layout of
the streets and lots are consistent with the approved preliminary plat
Grading. Drainage and Utilities
The grading, drainage and utility issues are addressed in the City Engineer's memo.
Park Dedication
Cash will be paid for the park dedication.
Recommendation
Staff recommends that the Council approve the final plat for River Park with the following
conditions:
I. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
OUTLINING THE TERMS AND CONDITIONS OF THE PLAT
APPROVAL PRIOR TO RELEASING THE PLAT FOR
RECORDING.
2. A PLANNED UNIT DEVELOPMENT AGREEMENT BE
PREPARED AND EXECUTED PRIOR TO RELEASING THE PLAT
FOR RECORDING.
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. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY
THE CITY ENGINEER BE PAID PRIOR TO RELEASING THE
PLAT FOR RECORDING.
s. WATER ACCESSIBIL TY FEES IN THE AMOUNT DETERMINED
BY THE CITY BE PAID TO ELK RIVER MUNICIPAL UTILITIES
PRIOR TO RELEASING THE PLAT FOR RECORDING.
S:\PLANNING\Case Files\2004\P 04-09 River Park\P04-09CCS-2final.doc
Memo to the Mayor and City Council
Final Plat of River Park
May 2, 2005
Page 3
6. THE SITE (185.61 ACRES) SHALL BE ASSESSED FOR TRUNK
UTILITIES AT $6,955 PER ACRE FOR A TOTAL ASSESSMENT
OF $1,290,918.00, LESS CREDIT PROVIDED FOR OVERSIZING
FACILITIES IF REQUIRED. SAID ASSESSMENTS SHALL BE
LEVIED EQUALLY AGAINST ALL LOTS IN THE PLAT EXCEPT
FOR LOTS 8 & 9, BLOCK I. THE DEVELOPER'S AGREEMENT
SHALL REFLECT CREDIT FOR OVERSIZING
INFRASTRUCTURE AS DETERMINED BY THE CITY
ENGINEER.
7. A LETTER OF CREDIT BE 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 IMPROVEMENT
COSTS SHALL BE SUBMITTED TO THE CITY FOR THE
PERIOD OF ONE YEAR.
9. ALL COMMENTS CONTAINED IN BUILDING AND
ENVIRONMENTAL ADMINISTRATOR'S MEMO DATED
AUGUST 10, 2004 SHALL BE ADDRESSED.
10. THE LETTER OF CREDIT SHALL COVER WETLAND
MITIGATION. DRAINAGE EASEMENTS SHALL BE IN PLACE
OVER THE WETLAND AND THE WETLAND MITIGATION
AREAS.
II. RESTRICTIVE COVENANTS SHALL BE RECORDED ON THE
WETLAND AND THE WETLAND MITIGATION AREAS.
12.A THREE YEAR MONITORING REPORT ON THE WETLAND
MITIGATION IS REQUIRED.
13. THE CITY ENGINEER'S COMMENTS BE INCORPORATED
INTO THE PLANS.
14. THE STREET NAMES SHALL BE REVISED AS INDICATED ON
THE PLAT DATED APRIL 4, 2005.
IS. STREET LIGHTS SHALL BE INSTALLED AS REQUIRED BY ELK
RIVER UTILITIES
S:\PLANNING\Case Files\2004\P 04-09 River Park\P04-09CC5-2final.doc
Memo to the Mayor and City Council
Final Plat of River Park
May 2, 2005
Page 4
16.A GRADING AND EROSION CONTROL PLAN SHALL BE
APPROVED BY THE CITY ENGINEER PRIOR TO THE
ISSUANCE OF BUILDING PERMITS.
17.A DEVELOPMENT PLAN SHALL BE APPROVED BY THE CITY
ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
IS.ALL MAILBOXES SHALL BE CLUSTERED.
19.A TREE PRESERVATION PLAN SHALL BE APPROVED PRIOR
TO RELEASING THE PLAT FOR RECORDING.
20.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 THE
FENCING PRIOR TO GRADING COMMENCING.
21.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 THE WORK AUTHORIZED IN ITS APPROVAL
UNTIL THE SITE IS APPROPRIATELY INVESTIGATED AND
WORK IS AUTHORIZED.
22. PARK DEDICATION REQUIREMENTS SHALL BE MET WITH A
COMBINATION OF LAND AND CASH BASED ON THE NET
AREA OF THE DEVELOPMENT MINUS THE 22.5 ACRES FOR
THE WELUFIRE STATION/SCHOOL SITE. THE DEVELOPER
SHALL NOT RECEIVE PARK DEDICATION CREDIT FOR
SLOPES 4:1 OR GREATER, WETLANDS OR STORMWATER
PONDS LOCATED IN THE PARKS. THE DEVELOPER'S
AGREEMENT SHALL CONTAIN CALCULATIONS TO
DETERMINE THE PRORATA SHARE TO BE PAID BY EACH
PHASE
23. THE LANDSCAPE PLAN SHALL BE AMENDED TO INCLUDE
ADDITIONAL SCREENING ALONG COUNTY ROADS 13 AND
40. ADDITIONAL TREES AND SCREENING SHALL BE
PROVIDED ALONG THE REAR YARDS OF SINGLE FAMILY
LOTS THAT ARE ADJACENT TO TOWNHOUSES OR PRIVATE
STREETS. STREET TREES SHALL BE PLANTED ALONG ALL
STREETS AT A MINIMUM OF 30 FEET ON CENTER.
S:\PLANNING\Case Files\2004\P 04-09 River Park\P04-09CC5-2final.doc
Memo to the Mayor and City Council
Final Plat of River Park
May 2, 2005
Page 5
24. EACH PUBLIC STREET WILL HAVE A SIDEWALK ON AT
LEAST ONE SIDE, THE MAIN NORTH/SOUTH STREET WILL
HAVE SIDEWALKS ON BOTH SIDES AND THE STREET IN
THE NORTHEAST CORNER, WILL HAVE SIDEWALKS ON
BOTH SIDES. SIDEWALKS THAT WILL BE MAINTAINED BY
THE CITY SHALL BE 6 FEET IN WIDTH. A PEDESTRIAN
FACILITY SHALL BE INSTALLED ALONG THE WEST SIDE OF
COUNTY ROAD 40.
26. THE TOWNHOUSES DESIGN AND EXTERIOR ELEVATIONS
SHALL AT A MINIMUM COMPLY WITH THE DESIGN
STANDARDS OF THE R3 ZONING DISTRICT.
27. THE APPLICANT SHALL PROVIDE THE SCHOOL DISTRICT
TWO DEEDS FOR THE PROPERTY IN THE AREA OF LOT 8,
BLOCK I; A METES AND BOUNDS DEED PRIOR TO THE
COMMENCEMENT OF SITE GRADING, AND A SECOND DEED
AFTER THE PLAT IS RECORDED REPRESENTING THE SHORT
LEGAL. THE APPLICANT SHALL PROVIDE THE CITY A DEED
FOR LOT 9, BLOCK 1 AFTER THE PLAT IS RECORDED.
28. THE DEVELOPER SHALL BE ASSESSED $1000 PER SINGLE
FAMILY UNIT AND $500 PER TOWNHOUSE UNIT AS HIS
PRORATA SHARE FOR THE RECONSTRUCTION OF
CLEVELAND STREET.
S:\PLANNING\Case Files\2004\P 04-09 River Park\P04-09CCS-2final.doc
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Location Map
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Case Number: CU 04-15
RIVER PARK
13065 Orono Parkway
Elk River, MN 55330
March 30, 2005
File #: 821800J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: RNER PARK FINAL PLAT
Dear Ms. McPherson:
As requested, we have reviewed the final plat for River Park Addition prepared by Schoell &
Madson. Based on oui review, we would offer the following comments:
1. The final plat consists of the school site, the well and fire station site, together with 72
townhome and 36 single family home sites. The remainder of the property is left as an
outlot.
2. The final plat provides all of the right of way from this property for Cleveland Avenue
(County Road 40).
3. Drainage and utility easements are not provided nor shown around the various wetlands
on the site. Prior to the final plat being recorded, Schoell & Madson and the developer
should confer with Rebecca Haug relative to the Technical Evaluation Panel findings
and the need for drainage easements around wetlands to be preserved on the site.
4. The City Attorney, Peter Beck, should be consulted regarding the best way to insure
compliance with the condition on the preliminary plat relative to the transfer of the site
to the School District.
5. There is a 60-foot area described through the center of Outlot A. We assume that this
will be the corridor for bringing sanitary sewer and water service from the southwest
comer to the first phase of lots in the northeast comer. It is not obvious on the final
plat where this corridor is designated as a drainage and utility easement. This should be
provided as a drainage and utility easement and should actually be 80 feet wide. The 60
Phone: 763.635.1000
Fax: 763.635.1 090
www.ci.elk-river.mn.us
River Park/P 04-09
March 30, 2005
Page 2
feet will eventually end up to be public right of way with a 1 0- foot drainage and utility
easement along either edge. That way, any small utilities that need to locate in this same
corridor can be placed in the outer edges.
6. This developer should coordinate with the developer of Twin Lake Estates at their
southwest comer to ensure that road rights of way will meet up on opposite sides of
Trout Brook.
7. lO-foot drainage and utility easements should be provided around the perimeter of all
outlots and along the right of way dedicated for Cleveland Street.
8. The final grading and construction plans have not been submitted, reviewed or approved
at this time. Therefore, the final plat should be reviewed one more time after final
grading and construction plans are approved to ensure that appropriate drainage and
utility easements are provided on the final plat prior to recording.
If you have any questions regarding any of these comments, please call.
Sincerely,
T27
City Engineer
S:\PLANNING\Case Files\2004\P 04-09 River Park\03 30 05 Engineer's memo.doc
RESOLUTION NO. 05 -
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
River Park
Case No. P 04-09
WHEREAS, application has been made for final plat approval, pursuant to Section
1008.08 (l)(c) of the Elk River City Code of Ordinances, of the property legally described on
attached Exhibit A and hereinafter referred to as "the Property"; and
WHEREAS, the application for preliminary plat approval has been referred to the
Planning Commission which has given its advice and recommendation to the City Council;
and
WHEREAS, a preliminary plat of the Property was approved by the City Council on
l)ecember 6,2004; and
WHEREAS, the proposed final plat is consistent with the preliminary plat as
approved by the City Council; and
WHEREAS, the proposed final plat complies with each of the conditions set forth
by the City Council in its approval of the preliminary plat of the Property;
NOW, THEREFORE, BE IT RESOL YEP BY THE CITY COUNCIL OF THE
CITY OF ELK RIVER, as follows:
1. It is hereby determined by the City Council for the City of Elk River as follows:
A. The proposed subdivision is consistent with the Zoning Ordinance and
conforms with all of its requirements.
B. 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 l)evelopment Plan.
C. 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.
D. The proposed subdivision makes adequate provision for water supply, storm
drainage, sewage transportation, erosion control and all other services,
facilities and improvements otherwise required herein.
E. The proposed subdivision will not cause substantial environmental
damage.
F. The proposed subdivision will not conflict with easements of record or with
easements established by judgment of a court.
G. The proposed subdivision will not have an undue or adverse impact on the
reasonable development of neighboring land.
2. Final plat approval is hereby granted for the Property, subject to the conditions set
forth in attached Exhibit B.
3. The officers of the City are hereby authorized, once the conditions set forth in
Exhibit B are met and complied with, to sign the final plat for the Property and to
issue a certified copy of this Resolution giving final approval of the plat.
4. The owner of the Property is authorized to record the final plat as required by law
and shall file proof of said recording with the City. No building permits will be
issued for the Property until the final plat is recorded.
5. This final plat approval shall expire one year from the date of this resolution if the
final plat is not recorded within that time.
The foregoing resolution was introduced by Council Member and duly
seconded by Council Member . The following voted in favor of the
Resolution.
The following voted against the Resolution:
The following were absent:
WHEREUPON the resolution is adopted.
Passed and adopted this 2nd day of May, 2005.
Stephanie Klinzing, Mayor
CERTIFICATE
STATE OF MINNESOTA
COUNTY OF SHERBURNE
CITY OF ELK RIVER
I, the undersigned, being the duly qualified and acting Clerk of the City of Elk River,
Minnesota, hereby certify that the above resolution is a true and correct copy of the
resolution as adopted by the City Council of the City of Elk River on
2005.
WITNESS my hand officially as such Clerk and the corporate seal of the City this
_ day of , 2005.
Joan Schmidt, City Clerk
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this _ day of
, 2005, by Stephanie Klinzing, Mayor, City of Elk River, Minnesota.
Notary Public
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this _ day of
,2005, by Joan Schmidt, City Clerk, City of Elk River, Minnesota.
Notary Public
Legal
EXHIBIT A
That part of the Southwest Quarter of Section 25 Township 33 Range 26,
Sherburne County, Minnesota lying east of the west 1092.00 feet thereof.
AND
The West 883.29 feet of the Southeast Quarter of Section 25 Township 33 Range 26,
Sherburne County, Minnesota.
AND
That part of the Northeast Quarter of Section 35 Township 33 Range 26, Sherburne
County, Minnesota lying northeasterly of the following described line:
Commencing at the Northeast comer of said Northeast Quarter; thence on an
assumed bearing of North 89 degrees 52 minutes 06 seconds West, along the north
line of said Northeast Quarter, a distance of 282.50 feet, to the point of beginning of
the line to be described; thence South 28 degrees 56 minutes 22 seconds East, to the
east line of said Northeast Quarter and said line there terminating.
AND
That part of the north half of the Northwest Quarter of Section 36 Township 33
Range 26, Sherburne County, Minnesota lying northeasterly and southeasterly of the
following described line:
Commencing at the northeast comer of the Northeast Quarter of Section 35
Township 33 Range 26, Sherburne County, Minnesota; thence on an assumed
bearing of North 89 degrees 52 minutes 06 seconds West, along the north line of
said Northeast Quarter of said Section 35, a distance of 282.50 feet; thence South 28
degrees 56 minutes 22 seconds East, a distance of 590.87 feet, to the east line of said
Northeast Quarter, also being the point of beginning of the line to be described;
thence continue South 28 degree 56 minutes 22 seconds East, a distance of 436.13
feet; thence South 13 degrees 26 minutes 22 seconds East, a distance of 320.00 feet;
thence South 56 degrees 03 minutes 38 seconds West, a distance of 218.22 feet to
the south line of the north half of the Northwest Quarter of said Section 36 and said
line there terminating.
EXHIBIT B
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. A Planned Unit Development agreement be prepared and executed prior
to releasing the plat for recording.
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. A sealcoat fee in the amount to be determined by the City Engineer be
paid prior to releasing the plat for recording.
5. Water accessibilty fees in the amount determined by the city be paid to
Elk River Municipal Utilities prior to releasing the plat for recording.
6. The site (185.61acres) shall be assessed for trunk utilities at $6,955 per acre
for a total assessment of $1,290,918.00, less credit provided for oversizing
facilities if required. Said assessments shall be levied equally against all
lots in the plat except for Lots 8 & 9, Block 1. The developer's agreement
shall reflect credit for oversizing infrastructure as determined by the City
Engineer.
7. A letter of credit shall be 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 improvement costs
shall be submitted to the city for the period of one year.
9. All comments contained in Building and environmental administrator's
memo dated August 10, 2004 shall be addressed.
10. The Letter of Credit shall cover wetland mitigation. Drainage easements
shall be in place over the wetland and the wetland mitigation areas.
11. Restrictive covenants shall be recorded on the wetland and the wetland
mitigation areas.
12. A three year monitoring report on the wetland mitigation is required.
13. The City Engineer's comments be incorporated into the plans.
14. The street names shall be revised as indicated on the plat dated April 4,
2005.
15. Street lights shall be installed as required by Elk River Utilities
16. A grading and erosion control plan shall be approved by the City Engineer
prior to the issuance of building permits.
17. A development plan shall be approved by the City Engineer prior to the
issuance of building permits.
18. All mailboxes shall be clustered.
19. A tree preservation plan shall be approved prior to releasing the plat for
recording.
20. 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 the fencing prior to grading commencing.
21. 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 the work
authorized in its approval until the site is appropriately investigated and
work is authorized.
22. Park dedication requirements shall be met with a combination of land and
cash based on the net area of the development minus the 22.5 acres for the
well/ fire station/school site. The developer shall not receive park
dedication credit for slopes 4:1 or greater, wetlands or stormwater ponds
located in the parks. The developer's agreement shall contain calculations
to determine the prorata share to be paid by each phase
23. The landscape plan shall be amended to include additional screening
along County Roads 13 and 40. Additional trees and screening shall be
provided along the rear yards of single family lots that are adjacent to
townhouses or private streets. Street trees shall be planted along all streets
at a minimum of 30 feet on center.
24. Each public street will have a sidewalk on at least one side, the main
north/ south street will have sidewalks on both sides and the street in the
northeast comer, will have sidewalks on both sides. Sidewalks that will be
maintained by the city shall be 6 feet in width. A pedestrian facility shall
be installed along the west side of County Road 40.
26. The townhouses design and exterior elevations shall at a minimum
comply with the design standards of the R3 zoning district.
27. The applicant shall provide the school district two deeds for the property
in the area of Lot 8, Block 1; a metes and bounds deed prior to the
commencement of site grading, and a second deed after the plat is
recorded representing the short legal. The applicant shall provide the city
a deed for Lot 9, Block 1 after the plat is recorded.
28. The developer shall be assessed $1000 per single family unit and $500 per
townhouse unit as his prorata share for the reconstruction of Cleveland
Street.
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