The URL can be used to link to this page

7.1C. SR 09-17-2018 ��i Eof lk — - Request for Action River To Item Number Mayor and City Council 7.1c Agenda Section Meeting Date Prepared by Public Hearinj ISeptember 17, 2018 Chris Leeseber , Senior Planner Item Description Reviewed by Preliminary Plat of Monroe Estates -Monroe St& Zack Carlton,Planning Manager 221 st Ave NW Reviewed by Cal Portner, City Administrator Action Requested Approve,by motion,the Preliminary Plat for Monroe Estates with the condition that the plat is updated to reflect comments in the email dated September, 11, 2018. Background/Discussion The subject property is 40 acres in size and located at the northeast corner of CR 121 (Brook Road) and Monroe Street (see Figure 1 red dot). The property is zoned Single-Family Residential (R-1a). The — �— applicant seeks to rezone to Planned Unit Development allowing the - parcel to be subdivided into 16 parcels ranging from 1.5 to 2.85 acres. t Planning Commission U CR 33 Numerous residents spoke during the public hearing expressing concerns and questioning the following: +' , ■ All lots not being 2.5 acres in size ■ Will the plat affect hunting in the area? RR ■ Will taxes increase? III01 ■ What impacts will this have on the aquifer? H I ■ Johnson Street being opposite a residential driveway CR 12 ■ More access points onto Monroe Street ■ There are full time farmers in the area- smell, equipment. ■ What are the proposed home values? ■ Project timeframe? ■ Will there be street lights? tiny /0-111 ■ Environmental impacts to surrounding area? Density Figure I Overall density was not increasing due to some of the proposed lots being less than 2.5 acres in size. The Comprehensive Plan guides the property for 0.4 units per acre, (1 unit per 2.5 acres) allowing for 16 lots on 40 acres. The Elk River Vision A avelcoming community with revolutionary and spirited resourcefulness, exceptional P o w E e E o s r service, and community engagement that encourages and inspires prosperity INATUR Wetlands Wetlands and stormwater ponds are protected through various state and city regulations. Grading, structures or changes to native vegetation will not be permitted within 45 feet of delineated wetlands. Hunting With approval of the proposed plat,the area restricting hunting will increased, affecting property some additional property owners within 500 feet of the plat. Section 50-117 (b) (3) states: '6Ylitbin 500 feet of any building structure,platted area,publicpark,public trail, orpubliclprivate school"the discharge or use of a dangerous weapon shall be prohibited.The attached exhibit (2018 Hunting Map Exhibit) shows that most of the surrounding properties are already included in the restricted hunting areas. Sherburne County Questions regarding changes to property taxes must be addressed with Sherburne County. The county requires a right-turn lane along County Road 121 which must be installed at the developer's expense. ERMU Street lights will be located at each cul-de-sac and intersection with the county road. Staff spoke with both the building official and the water superintendent regarding potential impacts on the aquifer. The wells anticipated for these types of residential uses draw from surface water rather than the deeper aquifer. Farming Several resident expressed concern with new resident's moving into the area and complaining about the smells,noises, and equipment associated with the existing full-time farmers in the area. Housing and Timing The applicant indicated home values will range between $450,000 and $500,000 and hopes to break ground on the infrastructure in the fall of 2018 with home construction beginning in the spring of 2019. Streets The Planning Commission recommend Street A Qohnson Street) be extended to the east property line to provide a future connection for development in the east. The applicant submitted updated drawings showing right-of-way extending to the eastern limits of the property. Final construction plans will be updated to reflect a Council-approved plat. They did not want to proceed with final drawings until they received direction/approval from the Council on their desire for a future connection. If the council requires the connection to the east,a cul-de-sac will need to be constructed at the end of Street A. Staff has not received any comments since the Planning Commission meeting. The commission had no other concerns with the project as proposed and unanimously recommends approval of the request. Financial Impact None Statutory Review Period Per State Statute the required 120-day review period ends on November 27, 2018. Attachments ■ Planning Commission Memo dated August 28, 2018 N:\Public Bodies\Agenda Packets\09-17-2018\Fina1\7.1c si.docx ■ Updated Drawings submitted on September 7, 2018 ■ Applicant's Response Letter dated September 7,2018 ■ 2018 Hunting Map Exhibit ■ Section 50-117 ■ Email Outlining Comments with the Latest Submittal ■ Updated Drawings submitted on September 13, 2018 (these arrived after this memo was drafted N:\Public Bodies\Agenda Packets\09-17-2018\Final\7.1c si.docx Elk Request for Action River To Item Number Planning Commission 5.2.c Agenda Section Meeting Date Prepared by Public Hearing August 28, 2018 Chris Leeseber , Senior Planner Item Description Reviewed by Monroe Estates—Monroe Street&2215`Ave. NW Zack Carlton,Planning Manager ■ Preliminary Plat, Case No. 18-10 Reviewed by Action Requested Recommend, by motion, approval of the Preliminary Plat for Monroe Estates. Background/Discussion The subject property is 40 acres in size and located at the northeast J - � corner of CR 121 (Brook Road) and Monroe Street (see red dot on Figure 1). The property is zoned R1a—Single Family Residential and the applicant is seeking to rezone the subject property to Planned - .0 Unit Development (PUD) to subdivide the lot into 16 parcels j t ranging in size from 1.5 to 2.85 acres. -• CR 33' During the July 2, 2018, City Council work session, staff presented the concept of amending the entire R1-a zoning district to allow 1.5 �' 1 acre parcels as the minimum lot size.Although the council was in _ .r favor of this development proposal, they did not want the entire RR' R1-a district amended. Council directed staff to analyze the district to see where 1.5 acre parcels would be most appropriate. _H, s Of CR 12 During the work session,the Council also directed staff to work with ✓`„\ ` J _ L�' the applicant on their request. Staff and the applicant agreed a rezoning to PUD was the best option. 9 Site Plan The 16 single family lots,ranging in sizes from 1.5 to 2.85 acres, are '`x•69 laid out along two public streets (Monroe and Johnson),both of which access 221”Ave. NW (County Road 121). Monroe is an existing road and Johnson is a new public street that would be Figure i constructed as part of the development. County Road 121 is paved and Monroe is a city maintained gravel road. Monroe will be required to be paved along with a new cul-de-sac on the north end.The applicant also needs to receive approval from Sherburne County for the proposed roadway locations and connections without turn lanes. The Elk River Vision A welcoming community with revolutionary and spirited resourcefulness, exceptional p o w E R E o R r service, and community engagement that encourages and inspires prosperity 11AATURE1 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 honing regulations (article VI of this chapter) and conforms in all respects with all requirements of this Code, including the honing 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 specialised 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 '/Z 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. S. The proposed subdivision is notpremature.A subdivision 1.spremature if any of the following exists: a. Lack of adequate stormwater drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer ystems. 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 , I y- X: L 0o 0& oo — — — CIL CP �- i A — ■ us lf} r rz A s� VIM �. _a�4.L a r � � Cl VI. +� + « ' At _ - r t ,� 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 221 st 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 1 st & 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 Quarterof 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 (Al), but guided for low density residential on the Comprehensive Land Use Guide Plan. Dur 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 R1 B 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 R1 B 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 221 st 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. AR � KZH On P, j2 6-62 s gg i's`5MA - / / / aay=53 unel9 f^aydysu4%tl3NM0 \ I / // OOFZ-Z4LS�ON dId\ \ \ j s i�� •'\"/� -�Vie• ---- x ------ __ ------- 4 I /r i1 `3 a oz _ ME-oz z au�� 4�€�� o�ag ,mow i � I I \ \ \\ \\\ \\ �: �� i \ ------ S �"Z7 \ we a o' E I, A' v, � g sa a $y d;Q � ail ry� � �`\ \ \ ,�'_ ___�(�-ffit �•/�� y �I / > vm ;e -- ----- --—-- T Z e I.d�i r — --------1 —_ - — , B ME. .�,d3ed a.LaL�L,N.ys�.wU3aeaso..a oa�dao�a�m�on:N w.:.:LL a.ozroEr�oa�a AR ul Q G a r s`8Y§ae zEH i w o 3 ■ J5 swy�ua"e�l aue!4:83NM0 N" OOiZ-Zt L-Btl0OZZ - NoP"e9:N3NM0 INW53 Jda181'�4ddasu4J:83NM0 / SOZZ-ZttS[:ON NId I �\ I � —ON(lld / � r /OOE/&CISLON 01d 'P,iii �----- '-- -- - 000<r 1 _. .. .., .. „ersorr nsr.csx � �rv:r:;:;:_i•'iS y��^ T- - r----_ -' ~_- e- �.��/ �,�•'.�, 'a /—fig• ai � �t'al I I �I I� ng 1 „P/ / /..� � � � Y � i� ..,_/ •/ /��O o 11� IJ ��I � \ \I I I e � I I I III i ; 1 / rdra I 1 1 ILII I I ' II I IP Av �v 1A 0 w w' � 3. - V ��\ �� \ m\\ \\ \ �\ \ I X I I ��.I I I I I I / r � II 1 I ?I �✓ / _-1- --r - \ J ____\___M,nc�� _�_ §'F-�-I-1 \o xs \\ \ \ I; � � ��"dice•"'" I �� Ines° -C ��^` 1�_ �'�/�__ �� _ !/ mss" �---_�—__ �/��{� (�� y1�/ / I_ �� - su'--- I VI k j_ri ------------------------------- \ \ \��___\ vl`•gaseaalddda:a3NMo , ! / , / / / a�t•�i-u^•�wa"ew!aaaNMo `Gore\-�tse:ory ivta3ua aotet�I.aN•rs rvwUsnensvtva oovrvw�e�Laionm wvwaL a.azrdzrroa�la LN 3 W - F➢E �6 ■ '�g��'ig o `�a �Q��E _ _ 4' . °w' Ha xw wo zw y z oa oy�"mss .a �a g" oC� °ayt �3�=08� g a�LLg3 f� WWW p�<�g= o °wmpa� I2` _' a==o t� so os 9= s� _ �sEw< Swaoi - a� a 6z a Liz; 9 --zm a�wEi kH' 0 =i,¢kw zF°w.w.. = aa�g 2"a�FSm�" zi °�°�`°'a? is god 5zLL"�G mGg 05� 9Mz pfflW§ ww W'JOE °a3f�G i ¢„3 oa �° °<g�:z>E za „o z�—1 wfz -__ _ <LL oaf <3 �=oag sa�waa Gs° rG o 'aFa � 3 €s o£LL� ` o z� s� asG Amo =3foo°: �<< m9gg oopa�- saa9Wsa "zea_ aG 3V pwW'a a 'ate w °a m z ='•� oma: €U - soa" �a zEo? �- B`S'c '" o` Em° =a =:dd °O�� `o '" giwo `a° < z �' oaw ° x�m.m� a�a �Z<a5° &°LLpim �z sg �� °a�w w s - _< sw "� 3 =a �� a 63E� Ea9 €a` p Gm :aa�og� w Qo a wwoc om 5= Baa Qaa s hod �< age <3g �s<a �� ids E� fmF %Tl '<o« = Nu zp3 s''lnt z' °¢ug g 8° m a oyf -� gz oz�a�Q a z a Q o m Nz z- 9 His z �" zp 9 �x'W A aSo = w :° aHP, ad F°Qaz s �z 5 Gggs¢ - - - aZ Fz rct 3. .- ° Ei 0 5 G o9zg° Z �G o k' ka �°o 9ffi �5 0° F o 0 0 o N m ° a w " w l z r oz It A z. s` os w oyo 95 `= w F:�5 so Nva og z ar 95 r 9� sg - c Via¢ Z� �G= _� V; Fg �o - 5 �n � w �3 �c G, yt off* SS ° m o m o E x a III 19.9o _ 1 I I. L9,z�� ' I �Ym z 77- 3 �"sem m _ -- — li � Its z 0 — -----------------------r i I it�, I�� 1 � \\ II I � ♦ I / II 11 1 e ii It °goo 1 I � o32- gnaogG o � n I-_-- t— — " ------------ _-- - --FL —_ — — — — is wn vaoevn i.a wvs�•alaarxarv°n\viaaaan\wrev�w�ann,wnxz.a�aloe iow�o pw is City oMemorandum ElIk - RiV6' r 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. P 0 W E R E U 8 r NAWREI 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. N:\Departments\Community Development\Planning\Case Files\P\P 18-10 Monroe Estates Preliminary Plat\4-Planning Commission\at\SPR Memo—Environmental August.docx City oMemorandum Ellk - RiV6' r 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. P 0W E R I D 8 r NAWREJ 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. 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 City oMemorandum ElIk - RiV6' r 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. P 0 W E R E U 8 r NAWREJ 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. N:\Departments\Community Development\Planning\Case Files\P\P 18-10 Monroe Estates Preliminary Plat\4-Planning Commission\at\UPDATED STorrnwater Site Plan Review Memo 8-10-2018.docx • j azo. d gsci.''a v" 6ssgog O UggW ■■ a ..sgxsP�s oo Y�` o �aoo�. ��s ' ,,S nayemq,aa a3NMp - _ - -77 / 0 V2 %r v ° oVz E� ��. v. `.�`.` _ � ; � �•v �� IIB ;'', I/' �,, 3� � � ,� v vv vvv ��• �� - - � w�� . _ �� // Eo >� - -- - �� E ry e - li / INI _0do 5T aW _-_ - = op a /, / / — \-----r'`•�\\\\\ \\ \ III / "1'"' /ria/ G� w _ e � s i I✓ ,/m�a-��. �/ice � i /a�/� i .`y'r�'«/`s;a"z;,,Ni� ' ooeo� o- .� - ,oW�o - w<w=� S oy � e \ I 101E-101- Nd 3N �\ // \ ` '^1 0 wa ko �� 6....g ap�s oo _��Sv Jo �aou. uuuuuuu� :M Nmo yr�53 Joel Sf'�4doxpi40:N3NM0 j sozz-zu-sz oN aia �I =—LoNad j 1a 1--ON Id a — ----- — I �� 1\ ✓ �" la �a a °z 1 1 1 I g vV A�\ i i A A A A��,�,,a �� I ✓s v � A ml 11 ;✓ I I i � I 1 ---- --- -� 4 \ I N "�1 �1 -� � I I °`�li i t �� 1 �°tla•1 iid s M I \ ° �� / /�/ '✓ / / / /Ile`' o I asap '� _� \\ \ \ �,/ ✓//=��a 1 I� / �^-N/ I � I� / i <I \\\\N —u aie3NMo� i/✓��/ii //�/////// / En`p'L ------- \ _ e Mo 0., ---------————————--------- --- -- --VON Ae o AMH '00) M�N Gnlu:-&�AVILI _7 , glee --- ----------------- - ---------- ---------- -L------------------------ �IF �4 16 cq On To; (l) To; 00- cc oA all LU /A All JIM -------------------- co _j -————————— —————————————————————— .....it! �/./ -00) 8 MN i9--OAV J.9jee ------------ I�z ------------ -------- -------------- ------------------ L-------- CO ----11 -------------------------- - Im of II I al h to IJ--- co za, ----------- L------- ---------------- ---- ------ -------- -------- ---------------- ac -ID 0 nD —LL, ober N ---------- --- -------- --------- ---- ------------------ September 7, 2018 r� LoUCKS Chris Leeseberg, Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 Re: MONROE ESTATES Preliminary Plat Review Comments—case no. P 18-10 Dear Mr. Leeseberg: Enclosed for your review and approval is a revised preliminary plat, including a final plat. The revisions include deleting the cul-de-sac and extending Street A to the east property line. The revisions also include a response to some of your review comments dated 8-21-18 and are as follows: Environmental 1. The Wetlands are updated with the approved delineation. Engineering 1. A cul-de-sac is provided at the north end of Monroe St. 2. Sherburne County requires a right turn lane at Street A. A bypass lane is not required since there are less than 20 lots. A right turn lane is not required on Monroe St. since it is less than 10 lots. 3-6. With the recent change to the cul-de-sac on Street A, these comments will be addressed ASAP with a submittal to the City shortly. Stormwater 1-7. With the recent change to the cul-de-sac on Street A, these comments will be addressed ASAP with a submittal to the City shortly. Please review the submitted preliminary plat for approval. If you have any further comments or need additional information, please contact me. Sincerely, LOUC��K'SS '41 Todd McLouth, PE Civil Engineer Cc: Bill Christian, Christian Builders File: 18148.0 PLANNING I CIVIL ENGINEERING I LAND SURVEYING I LANDSCAPE ARCHITECTURE I ENVIRONMENTAL www.loucksinc.com 1 7200 Hemlock Lane,Suite 300,Maple Grove,MN 55369 1 763.424.5505 z s w N x N 9z 1 1Nd�1N LL- 0 0 dm LUW I N I j N I 0 WN � Lu N o w > w � N • LU o w cn LU • w 2 Ln �� Q Ls o�INow oLsoN sT i� �Y Q a co J Q Sec. 50-117. - Hunting and shooting. (a) Generally; written permission required. Hunting or shooting upon land within the city may be conducted with the written permission of the landowner except as prohibited in this section. No permission shall be required for the owner of such land, or members of the owner's immediate family or guests in the company of the owner of the land. (b) Prohibited areas. The discharge or use of a dangerous weapon shall be prohibited in the following locations: (1) On lands zoned AR, R1a (if platted), R1b, R1c, R1d, R2a, R2b, R3, R4, PUD, BP, CRT (if platted), DD, MU-ERP, C1, C2, C3, C4. (2) On lands zoned 1-1 or 1-2 if such zoning districts are contiguous on two or more sides to lands zoned R-1 b, R-1 c, R-2, R-3, R-4 or PUD. (3) Within 500 feet of any building, structure, platted area, public park, public trail, or public/private school. (4) Within 1,000 feet of the ordinary high-water mark of Lake Orono or the Elk River. (5) The discharge or use of a dangerous weapon may be allowed in the prohibited areas of subsection (b)(1)—(4) under the following circumstances: a. At an organized gun club as defined in section 50-118 for the discharge of shotguns from a currently existing permanent shooting pads and rifles from currently existing shooting pads and target placements directed away from buildings and platted areas; or b. If an individual is a registered participant at an organized biathlon range in a public park for the discharge of low velocity rifles at an established shooting range directed away from the buildings, other public uses, or platted areas; or c. Only archery target practice may occur at a city-permitted archery range within the confines of a city park, as approved by the park commission and city council; or d. A request in writing to hunt in these areas may be approved by the police chief or his designee if the person requesting is either the landowner or has received permission from the landowner, and the hunting can be done in a safe manner. Granted requests require that the hunter(s) be issued a special permit which shall be displayed at all times while hunting on the permitted property. (c) Notwithstanding the provisions of subsection (b) of this section: (1) The discharge or use of BB guns, pellet guns and slingshots in a safe manner by adults over the age of 18 years, or by minors under the age of 18 years who are under the direct supervision of their parent or guardian, is permitted upon any land within the city with the written permission of the landowner, except that no permission shall be required for the owner of such land or for members of the owner's immediate family or guests in the company of the owner of the land. (2) The discharge or use of dangerous weapons at indoor target ranges which are operated in a manner to ensure that projectiles are contained on the premises and within the target range and so as not to endanger the life or safety of any person and which are otherwise consistent with the requirements of this Code is permitted in any location within the city. A projectile leaving the premises upon which a target range is operated or a person injured by a projectile fired at the premises is prima facie evidence of the target range being operated in an unsafe manner and in violation of this division. (3) The discharge or use of dangerous weapons at outdoor target ranges which are operated in a manner to ensure that projectiles are contained on the premises and within the target range and so as not to endanger the life or safety of any person and which are otherwise consistent with the requirements of this Code is permitted at any location on lands zoned R-1a (unless platted), A-1, 1-1, or 1-2 with the written permission of the landowner, provided that the discharge or use of dangerous weapons at such target ranges does not endanger or constitute a nuisance to adjoining or nearby properties. A projectile leaving the premises upon which a target range is operated or a person injured by a projectile fired at the premises is prima facie evidence of the target range being operated in an unsafe manner and in violation of this division. (d) No rifles shall be discharged within the city except at indoor target ranges which are in compliance with subsection (c)(2) of this section and at outdoor target ranges which are operated in a safe manner, which are located on lands zoned A-1, and which comply in all other respects with this division. For the purposes of this subsection, the term "rifle" does not include .22 caliber rim-fire rifles using .22 caliber short, long, or long rifle bullets; or smooth-bore muzzle loading muskets of not less than .45 caliber and rifle muzzle loading muskets of not less than .40 caliber that are incapable of being loaded at the breech. (e) Nothing in this section shall prohibit peace officers from enforcing the provisions of state law applicable to firearms or the hunting of big or small game. (Code 1982, § 404.12; Ord. No. 99-30, § 1, 9-20-1999; Ord. No. 00-10, § 1, 6-12-2000; Ord. No. 10-13, § 1, 8-2-2010) U N C. x �l U -:1 O C. rt• � O O p ': � O 4-1 O .d O U U ':1 O U ¢ � U 4- 7:1Q 7:1 ':1 n _ y 3 ~ O u O C Qt U cd u 0 U a� O rn t p Q U bJJ O 00 %a O U 4-1 00 C i--i cn U N O i 00 � - cc U l "d C\jO U p� p Q O7:1 U N �i U > U C-. - O p E O cn cd � � U N U -C� O O u uN O ani N U � U p bjO L; U N U Q D V) w 7:1O U E u '� c�6 N O = N Cl, U _ bjOy Cn O cd U o O u Co O x N Q 40 U n M N N N CEJ p u v Ln +�+ Q iri > N O =a) Z3 w 5 O _ O 7 ra N bic ' = s-i � W cc O O U O 3 U F.-- 0 i N a N bic p 421W O 4- > of 7:1 � B GA +�' E u 4T o0 'i O f� O s I .L raw ca On Q O W O -i yW N V 1 N a)2 pi N m Orn rn O a — OL N } +� CD CD J w0Lri ~ •w N — v is m � — O 'o \0 O W O U J ri of H U of H a N V U r` li V) H U V) U The following drawings were submitted (--)t-i September 13 , 2018 , after the memo was drafted _ A a3om ass:" �■ a �..agxPSs aoo e �. � �ao�p �� w xo z� ¢� oN u� o� Z �� o oa c0®®-oatnmpae®ef1��} R-� �� i �Jp > z ® Illlt Illllr� w. <y Z z H Z m� o z woo > z c� U¢ U _ Ow j o n W O vi o III zNo 0 Lu `�o L.L J W U CC ° w < o N o Z Cn U F— (f) 2H 3`O�< O Z Z ,o °oQz LLJ Z J W (n U o¢o -ow� _ W r U w -w� ��Yz8 zo 0 L.L o ce Z Q F— > o>d o V Lu U F U oul wF °o8°w Z w w Z 1z e �� F_ > ceozr S�V�mw O J o W U .z 0 oQ oI �o x Z - cc - � »Hsx�nm�u�,i�w�s�a-��wrviwaarnoar�a��e�o:�:m wa we e�ozi arm v>li is 11 z_z kw OVSa 5 a uu $k� w a3 gLU • g ay.�6s$.v.i p�s aoo Y�`� �o =aouLL uuuuuuu= as w.d a - - - ; \ I\\ \��4°�\\ \\ •\ \\��_ 0 I_ — / �� , , i 8 / ___ o / a //A. �s� —� - z ------------ —'1 �— lo s,a i , a/ � � ;�gca /�.• a i / / (� \tel o 3 - - -- -- --- - ----- ---- oe fry ia�a _ ————— s 0 allo��s�Boo . �,45�w-��so��aw��oea«:nn wo.a aozEo wn d rw LU z MEJS 12--s�i ps aoo �o �aouLL uuuuuuu� t i 92SMIµrl,Sl.lex _ _ Ma i / w — 4 I J I� I 1 1 1 \ 1 l l d 1 IIg ` I 1 ---�� A IN ////� V�� I I I h /,F�i/� -- � ��_ 1 I v //� /�/y� / l! `x ./y --- Y a ,...ss•i pa o00 _,' �o �aouLL uuuuuuu� i ae,sLE,eyeo,.,,k N3NMP � 1 T ;v': �NON Old �— -- o-w ---F,�--„ �— J ---- __` - - - M/V�Nanuaty _; - �� ------ ---g` ------------- �� Uz ;unarm a - oS - 5T _ -�e - a �ll r vv vv v vvvvv SII Fav 0. g li / 1''�1 � i� � � -- : \ vvvvv v !��✓�I "-1- �i n o0 v L I lin // / / / q' ° t 1 P cn h \ ! / k, I f' Vcei V — I ,a 1 , I a I l �'•--- �`� � i ��,�� it 1�� !/ ./_ 1 I , �§Jh. `mo _ 0000� .� 3p3oo a�< - �—� ---------- --------- -------_ -_ amara t qtr w;wa� WP4 �I c p LOLE-lOL--ON d3N 1VId3ad4oLeLt I.j.*+45�'a—V.3hMnstllw OatlJttlaoLeLteLWtM wtl tEe eLOZl Etlm wa ld szsa ®F H 5 L� a ,...ss•i p�s aoo _,^� �o �aou. uuuuuuu� RIS-pa rLNe!��e9 Nmo H-rSAj— fj4doi*,N3NM0 j sozz-zu-sz oN aia it oozz-zu-sz oN aia / /aw�zn-scoN aid _� _ �•_� � ro �o�.� Ham, �o / 1 4 / €o i I _- r_ Dons, y v v a - - - '-- a38 i 1/4 \ - \ - \ ILTJ \ I P 6 ------ -\- ----�-~ �f L ---------- - _ -- - - - -- ggg c�E�� 8 I > 1 ��cV ;EI I I ..�. --, ' I I �31�1 i t �`• I 11�1.1im 1/l i�(l j V � �� A i//�ir�7 /_ r Asn- __ ��_-_� v i'�✓ n 70-- `t /1,q,, \\'• f�� / ///% fru% /�////��q,�'`°° Xµ -' ,�� - --- v -- -- --- - s "-- ------------------„ --- - --- - --- -----_ \ \\ \ \ \OlE-sa szaoN ae3NMo�- /------ ------------w� -_-___ j"L - OU gW a&'xaV Xr -�ao�� w °ate �■ a �..agxPSs aoo e �. � �ao�p �� MN enuany jew II G°f � z�z ------------ a� m , I' - ---- -- ---- ---- ------ 0 \ \ °` i�� I� ,/`�� 1 — - z-1 ii � i i of r 0 i a 5 i � - a d o 1 toz z z zo 1 \ / z 0 z- -----� �O®®-9aZnmh�oeeof I I 33 1= mz �o azo - - o z o< ------- -- / - fio — ----------------------------------- -. — —--— — — zo=== — an,rn — - e� 3 awl 'HH �d3als-z>,I�w�s�-,wrd��aao�:M wd�Eaaz�z ��ld �■ a �..agxPSs aoo e �. � �a°gyp �� _—_-----_— -a _______ _ — w se rc r _ " g `mow✓ � ;ap r I�;�I I m , ;I¢ l I / 'i iP LLE o //q ___. a r z ' e m 1 I I m 1 m I I , 1 1 % t 1 I 1 0 m _ 1 1 ------------------------------- _ _--- g-------_— — I ¢ m _ d � 1 I _ 1 I aZ I I I I i R Ef � I Ir I I _N16 �00®-9a icmh�oeeo�¢.o�i•E I � � / w ---_ '�_- i /, °p N €o �o< °30 �o d o� — 01 _--------- ----- — ---_ - -- — -------- ---------- oz 1010 El — ------------- -------------- — -------- _- ro EK l --A4N enUgA I ( I li 1 \ ----- I I� I �!� �/ � � v, •>, v\moo �� i,� ,' r� //�{ s � v I-� v � � �I _1 V V �i 1 I ♦v A A Vv� — 1 1 1069 q � it I �� 1 I I � � / $ v� i A v � _—__—_ �v � "_ ii wk� /✓ FYI 1 I I I li I �� I l��—_—ate M i, d ✓ /�/_g s s s s \ \ \ I I I I I ILL; '\\\� \ \I I I � "" I I III l � I/ �°I�Lf• ��_�i��_=�—.a T „Aki 0p 1 i1 1 1 A 1 T77 /A �1v 11 °'om I�Av�vAv A � II � * ;�\ � \ ti. ; '. s •�gid 0 g r 111111 T�✓/ �_� -l\� �\�\`II 111 r— �� Id � / ��, �v... _-g3 g-p = ��`�� - Ikl _ ✓ /// �� '�` —__— — � � i /✓aa i/��% �I �� ,' III _= i/.• / I / , �� / �� ,l yam, tel, / I/� /� - �l — ♦ 1 / a ao / / I/ /e '^ —�— ---- - �\� /--_ _ � ♦ / ,•/; 4 imp � � � U� o� °�3 20zo —w.-----�------ / ------ --.. / _� _ , 1 zoowo .w== 1 ,L El ------------ If Ii A C A m P irk - -- -- <----<- -- -, A - - � �A A o �'i� 1 �\•\ �1\�' '1 I' V I I I � m•,��,°' � / % / �°, � �% _ �_ _ � ll'�'/i/moi/ -_ �\�==�\��j�N�% �006-oainmhoeeo�¢.d�bE 1 _ or ° �° 1�� / `" — ///�`f /-, C/�/ `g� — --- �� ✓ --- "��// / / i0 X --- --- C)h N an Y<_ m mos o � V3O v>> woo �owow o==o wQo oQo '� ° \ \ / pew �_-,�"wo _ -- — - ------ -- -_-_- $ _- --s= -- -- ��} 9"N I m sss:J • s= AA moa • • • >5a - -"sF •aWY '00 dEg� - �3 5 D"Do CL go �vr��sgv6156 000 _tl�9. �a �aouw uuuuuuu� v -------------- i -�11r r��--'V"�� ` 1 \ A \♦ \V Ll - --v- Hi - of ` 1 \1 V \ 1 it I � 1 � A � �v V ♦� v �� , � i \ I � I 1 T77 I x/1//�lli�1 � �I! "t, �" v�� v��♦ �-%'� � ♦�///// // //� f �' -� gip" /�� io Q g G �//////� y �'- � � \\ \� / � \1 )��/��i��'i� ♦moi /rfil� \_. — - ��mE - - / A _________- - i 6 ---------P- - - - -- G -" 9 aim =ss:" • �L s= A mea • • • >5a- �i -"sF -uu dEg�G�j .gog • Lu CL �■ a �..agxPSs aoo e 9. � �ao�p �� - _�,.« ----� �- - _ -��-,1 / / - �P --- / — -- -'-_ °`nom - / . ---�----I�-- O ----- - --------- - - �•� �� / ��/ � I � � � i � � e� ^� ��I V Ili 11 � � � �� A \. /! LO ------------<--- I 1 a _ 0 771/ , ! L% -- e,/1 i /X i i < w a _ ops¢ o3� Y w ¢0000 47: who gp ow;doM. °�� oy"o S / / I -___> o _ ," 000 ��\ r �r--��y-----—�>`---------- z, o —� �- ---E---- z ` aquas ec>\i�w�sw-a-��w>\viwaarnver�a��e�oz�m wa eoe e�ozrz�rm wv in G -" 9 aim =ss:" • �L s= A mea lu • • lu LU • Lu 0 CL CL �■ a �..agxPSs aoo e �� ao�� °�� e � � a� 4� g 3 W Asa ,h. o O a b ° Z � SL ob gal - � E O I z Xs1 0 �"z �O T K� �O 2 z �2 z z. HMO _ -0 z z� z 0 0 0- ,,K- - * ° 03 3a - rc_ 3 - - �o 30 ¢`3a z _ oz G 02 z ° §-z E w z `> rc 0 0 T' - w _ �w rc �rc Erc ow zE �wrcw 0 0 2'�� rc° C�z3w o -z, - 03 K z, '0 oaoa 3 30-_ - - 3w adrcxw w mG po�� - 2 off° - 3 - . _ i 3 B _ oiz �o - x >a 10 IE o z3w�z - 'G ow- 3 - �0 3„ 3p oG 6 ON, B 3°G - -°�� 3 - - 0o To oZmo V m Y 4 a Goz J xz ezJ"a o li li °�'a - - _ - rc aa_ 3o aG"o--z� m _ c oo o EGo_ - o - - 3 z_ ¢� - -3Q - - - - o H o o°z o o� _ - zg N_ �G 3. p�5 0 G�01 - - V G op N rco_ oGo _ -_ _ W no zZ:3 z3o 3o o Ga _ o�woo mom^ Gz [r-J � o - ° rco rc� oG �� ooFa>w -pp pp o3 47J o3E Ed_ - - - _ 3o rc �� _- J_o'6 o�w rco ,. _o 6_z - -> 0 0,d° G 300 3.�?3'o rc°d�a zo °3 _ oG=F .oG" 3= Z 1 o w a m mow .Eo ..-a Ez �a m �a m -. -E ,.,.z3, rca 0 m ��d .a U - co o - w ��6rox at c p Y 3N G 3aG 3 - - - d _ o Gz _p -'0 o �a�o -2, n _ - o pk? Gz 3 _m m 3 pso G oo 03 Fo ° ao H z - n rc 0 ° _ W-z _ _ - 360 - - w o - o 3�J _ "' _ r_ 2 55 oEo �o rc rc �G o�m G-0 o0 0 __ k IT o °3 0 z °Go _2 IE >0- too Gp - - _ O ?5 3�pz o3� - - - - zo W o -0 z W - Gpa- Iz _ '3 - - rco - - - o3V� - _ �o� xo - o� Q o F�rcEK zK� 5 oG oG GVxa 3o G oG °33mor - - - _.�. Go - Grc oW �3Gt'0 rcappN3 p z J z w - w� - - o - Gz 3 - - ' - - Z - - ��>z - zw,ww - 3w - o� V�m _ LLo� --rc wo 3 ,zzuaO-o m a o - H, dW �gYg •� OU gW a&'xaV Xr -�ao�� w °ate lu �■ a��..agxPSs aoo e �. � �ao�p �� z O z U O 30 3o G O 5 z i T z o i� eeI S eW H a „a� I p --,99 o o a LL �l sz gg J Z W W I o ,S � W W LL src>3a�B>\lu w�s�w-��wrviwaarnoar�a��e�osm wa eoc e�azrz�rm v>U la �■ aE...s,er..s aoa z�95 �° �a°up uuu�� ° m sFzapLL oa = ,. r 88 - ?� _o woo z3bzgo ao�az - p3s°oo�. O 3� uN gs— H. 62H = - ko - - 3� �QUa - �go'zu_ mop aha 'z Sow - 1,2 _ _g --- --- od'z w3 m a 3o o _ ° p3owa -a3w _ oN�Qa- 000 a =5 _w o3ga3 - w3o z _moo po - '^wx zra oz jaw Z�w�o 000- - 5 _ z Fasd o Fo ��sa .< wZ=au�o 3w�6m5o m os z ag5z - DQ 50 ,gnu NHH- �- 3 u_ zaa aoa�u soa zo3a a�g Oaz <3g g33€ a� 3u'a�. �° �aF _aoaF3zu.a 3FSom ._-,z�3 3S°l E : - x cz o - _ aZaaLL3 - - ¢3030 Y po5�am - z - 5 osa J - - - = Y o _ 3 3 - 0a3° pLj z o S F3 u 6z aza Z kzp Sao oS o~ rcZ W W O w a uu,4yy — 030 Z za O O O rc O z xaa rc 2 x O O �o�u O 5o O w a u O rc �o <30 w d w mg O= V 36 3 W _ - Z D^ F 3 O T r oko� x o s c — - - N — o&Oz Z U w .3 u a 22 III II --- ate --- IS _ M I I `� + _ �� r��—%�� i d �. � �_�., �_ i�' ---•. i li i/ mil �. ill r _ �'�v� / �ti �� 1 � v � � / I � >> `�� ii �., '� �' IIIII \ /Ayy—/ r\ � �� l � � I ,v / �� } � I II I I j II a-o -`. I I � �� e VJ�„ 038 G G� hp _ - _ '°+�------ z m 3 wrra —fie�� Z ----------------------------------------------------------------------------------------- AA z kwH '00) MN anuOAV J.9jee �FsrF— -boos,- y' }y^� F, co ww -------------- ------------ -------- ---------- -k al co t2 t o -— ------------------------- - ------- ----------- cnm ko L----------------I'll---------------- ------ --------- ------------- --- -- ------ LUe1 N CN -ID zLU 7,z amm m18 SSS 61 cq Rq 6W C,3 ------------- ---- ---------------- - ------------ Oe y AM14 .00) MN GnuGAV glee ----------- -- ---------- ----------- 41, co fLI'll,------- ----- -6,5 '112 112 LU -,o w 14C co oo LU cc LU o�aA ---------- ---------- sal ----------- IN LoUCKS September 13, 2018 Chris Leeseberg, Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 Re: MONROE ESTATES Preliminary Plat Review Comments —case no. P 18-10 Dear Mr. Leeseberg: Enclosed for your review and approval are revised preliminary plat and construction plans and a Stormwater Management Plan. The revisions respond to your review comments dated 8-21-18 and your email dated 9-11-18. A portion of the review comments were addressed with the 9-7-18 plat submittal. These are the remaining responses and they are as follows: Engineering 3. Monroe St. is shown to be improved per city requirements. 4. Driveways and culverts are shown. 5. Emergency overflows (EOF's) are shown. 6. Final Construction plans will be prepared upon preliminary plat approval. Stormwater 1. Low openings are at least 1' above high water levels (HWL) and/or EOF's. 2. The culvert is deleted with the revised street extension. 3. Driveway grades are shown where house pads are prepared. Other areas are subject to driveway location upon house construction. 4. A culvert is shown either to be replaced or extended under Monroe Street. 5. Infiltration basin 3 is shown in Monroe Street at the low point to treat the surrounding runoff prior to entering the wetland. A portion of the wetland is impacted in order to build the road to City standards. Kjolhaug Environmental will proceed with any wetland impacts and approvals from authorizing agencies. 6. The infiltration volume is updated to 1.1 inches. The Stormwater Management Plan is included addressing the drainage calculations. 7. We concur. Email dated 9-11-18 - Lot numbering is revised. - The wetland buffer and setbacks are revised. Septic areas are shown outside of the easements. - Drainage easements are expanded to include the wetland buffer and the setback— a total of 45'. - Stormwater basins are shown on the grading plan. We typically don't show drainage ponds on plats. All ponding areas are within drainage easements. r'�ruvlvnvv Li Vimiv;..iiiviceifvU LANDSCAPE ARCH ITECTUR civ virciJo veveuv its www.loucksinc.com 1 7200 Hemlock Lane,Suite 300,Maple Grove,MN 55369 1 763.424.5505 - Impacts to the wetland are proposed to upgrade Monroe St. to city standards. The impact is less than the diminimus allowed so no wetland replacement is required. This will be verified by Kjolhaug Environmental and the permitting authorities. Please review the submitted preliminary plat and plans for approval. If you have any further comments or need additional information, please contact me. Sincerely, LOUCKS Todd McLouth, PE Civil Engineer Cc: Bill Christian, Christian Builders File: 18148.0