6.2. SR 06-20-2005
Item # 6.2
MEMORANDUM
TO:
FROM:
Mayor and City C~
Michele McPhers~irector of Planning
DATE:
June 20, 2005
SUBJECT:
Case No. P 05-07
Request by Ryan Contracting for Final Plat of Twin lakes
Estates 2nd Addition
Request
Ryan Contractinr, representing KHovanian Homes, requests final plat approval for Twin
Lakes Estates 2n Addition.
Attachments
. Location Map
. Resolution No. 05 -
· June 10, 2005 Memo from the City Engineer
. Preliminary Plat
. Final Plat (5 Sheets)
Overview
On July 19,2004, the City Council approved the preliminary plat of Trout Brook Estates
with 148 lots. The approval was conditioned upon the extension of 188th Lane to the
easterly edge of the plat. The final plat (name changed to Twin Lakes Estates) for the first
phase was approved by the City Council on August 16, 2004.
Final Plat
The final plat request includes the remaining lots in the development (68). These are in the
areas along the west, northeast, and east part of the development.
Twin Lakes Estates
June 20, 2005
Page 2
The City Engineer's memo notes the need for a separate sidewalk easement due to the fact
that the rights of way are narrower than 60 feet.
Oudot D separates Tyler Street from Illstrup's Addition. This should become part of the
right of way for Tyler Street or be deeded to the City in order to prevent it from becoming a
"spite strip" in the future if the property owners in Illstrup's Addition choose to subdivide.
A portion of the park dedication requirements will be met by the dedication of Oudot E for
park purposes. However, the park dedication requirements have not been wholly met by
land dedication (66%), therefore, the developer will still need to provide some cash to meet
the requirements ($136,752 in 2005 dollars).
A revised setback drawing has been included for approval, allowing 15 foot rear yards to
accommodate decks.
Recommendation
Staff recommends that the City Council approve the final plat 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.
5. WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE
CITY BE PAID TO ELK RIVER MUNICIPAL UTILITIES PRIOR TO
RELEASING THE PLAT FOR RECORDING.
6. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT
OF 100% OF THE COSTS OF THE PUBLlC'IMPROVEMENTS.
7. 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.
8. ALL COMMENTS CONTAINED IN REBECCA HAUG'S MEMO DATED
JUNE 16, 2004 SHALL BE ADDRESSED.
S:\pLANNING\Case Files\2005\P 05-07 Twin Lakes Est Zud\6 20 05 CC Memo Final Plat.doc
Twin Lakes Estates
June 20, 2005
Page 3
9. THE LETTER OF CREDIT SHALL COVER WETLAND MITIGATION.
DRAINAGE EASEMENTS SHALL BE IN PLACE OVER THE WETLAND
AND THE WETLAND MITIGATION AREAS.
10. RESTRICTIVE COVENANTS SHALL BE RECORDED ON THE WETLAND
AND THE WETLAND MITIGATION AREAS.
II. A THREE YEAR MONITORING REPORT ON THE WETLAND
MITIGATION IS REQUIRED.
12. THE CITY ENGINEER'S COMMENTS OF JUNE 17, 2004 BE
INCORPORATED INTO THE PLANS.
13. THE DEVELOPER SHALL PAY THEIR FAIR SHARE OF THE CROSSING
OF TROTT BROOK.
14. OUTLOT D SHALL BE PROVIDED AS RIGHT OF WAY FOR TYLER
STREET OR SHALL BE DEEDED TO THE CITY TO AVOID CREATING A
SPITE STRIP.
15. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER
UTILITIES.
16. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE
CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
17. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
18. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING
PERMITS.
19. ALL MAILBOXES BE CLUSTERED.
20. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING
THE PLAT FOR RECORDING.
21. 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.
22. ANY ITEM OR CONDITION FOUND THAT INDICATES THE SITE IS
LIKELY TO YIELD INFORMATION IMPORTANT TO PRE-HISTORY OR
HISTORY SHALL BE REPORTED TO THE CITY IMMEDIATELY.
FURTHER, THE CITY RESERVES THE RIGHT TO STOP WORK
AUTHORIZED IN ITS APPROVAL UNTIL THE SITE IS APPROPRIATELY
INVESTIGATED AND WORK IS AUTHORIZED.
S:\PLANNING\Case FiIes\200s\P 05-07 Twin Lakes Est 2nd\6 20 05 CC Memo Final Plat.doc
Twin Lakes Estates
June 20, 2005
Page 4
23. OUTLOT E SHALL BE DEDICATED AS PARK. THE DEVELOPER SHALL
NOT RECEIVE PARK DEDICATION CREDIT FOR WETLANDS OR
STORMWATER PONDS LOCATED IN OUTLOT E. CASH IN THE
AMOUNT OF $136,752 (2005 DOLLARS) SHALL BE PAID TO COMPLETE
THE PARK DEDICATION REQUIREMENTS.
24. ADDITIONAL TREES SHALL BE PROVIDED ON CORNER LOTS.
25. IF BECKER TRAIL CANNOT BE EXTENDED DUE TO ENVIRONMENTAL
CONCERNS THEN THE PRELIMINARY PLAT MUST REFLECT THE
ORIGINAL PROPOSED PRELIMINARY PLAT DATED MARCH 29, 2004,
WITH A CUL-DE-SAC AND SIX FEWER LOTS.
26. SIDEWALK EASEMENTS SHALL BE PROVIDED AS REQUIRED IN THE
CITY ENGINEER'S MEMO OF JUNE 10, 2005.
S:\PLANNING\Case Files\2005\P 05-07 Twin Lakes Est 2nd\6 20 05 CC Memo Final Plat.doc
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Case Number: P 05-07
1f
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TWIN LAKES ESTATES 2ND ADDITION
Location Map
RESOLUTION NO. 05-
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
Twin Lakes Estates 2nd Addition
Case No. P 05-07
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
July 19, 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 RESOLVED 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 Development 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 fmal 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 20th day of June, 2005.
Stephanie Klinzing, Mayor
ArrEST:
Joan Schmidt, City Clerk
S:\PLANNlNG\Case Files\2005\P 05-07 Twin Lakes Est 2nd\Resolution FP.doc
Page 2
EXHIBIT A
Legal Description:
Outlot A, Outlot D and Outlot I, TWIN LAKES ESTATES, according to the recorded plat
thereof, Sherburne County, Minnesota.
S:\PLANNING\Case Files\2005\P 05-07 Twin Lakes Est 2nd\Resolution FP.doc
Page 3
-
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 SEALCOATFEE IN THE AMOUNT TO BE DETERMINED BY THE CITY
ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
5. WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE CITY
BE PAID TO ELK RIVER MUNICIPAL UTILITIES PRIOR TO RELEASING THE
PLAT FOR RECORDING.
6. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF
100% OF THE COSTS OF THE PUBLIC IMPROVEMENTS.
7. 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.
8. ALL COMMENTS CONTAINED IN REBECCAHAUG'S MEMO DATED JUNE 16,
2004 SHALL BE ADDRESSED.
9. THE LETTER OF CREDIT SHALL COVER WETLAND MITIGATION.
DRAINAGE EASEMENTS SHALL BE IN PLACE OVER THE WETLAND AND
THE WETLAND MITIGATION AREAS.
10. RESTRICTIVE COVENANTS SHALL BE RECORDED ON THE WETLAND AND
THE WETLAND MITIGATION AREAS.
11. A THREE YEAR MONITORING REPORT ON THE WETLAND MITIGATION IS
REQUIRED.
12. THE CITY ENGINEER'S COMMENTS OF JUNE 17,2004 BE INCORPORATED
INTO THE PLANS.
13. THE DEVELOPER SHALL PAY THEIR FAIR SHARE OF THE CROSSING OF
TROTT BROOK.
14. OUTLOT D SHALL BE PROVIDED AS RIGHT OF WAY FOR TYLER STREET OR
SHALL BE DEEDED TO THE CITY TO AVOID CREATING A SPITE STRIP.
S:\PLANNING\Case Files\2005\P 05-07 Twin Lakes Est 2nd\Resolution FP.doc
Page 4
15. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES.
16. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY
ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
17. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO
THE ISSUANCE OF BUILDING PERMITS.
18. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING
PERMITS.
19. ALL MAILBOXES BE CLUSTERED.
20. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE
PIAT FOR RECORDING.
21. 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.
22. ANY ITEM OR CONDITION FOUND THAT INDICATES THE SITE IS LIKELY
TO YIELD INFORMATION IMPORTANT TO PRE-HISTORY OR HISTORY
SHALL BE REPORTED TO THE CITY IMMEDIATELY. FURTHER, THE CITY
RESERVES THE RIGHT TO STOP WORK AUTHORIZED IN ITS APPROVAL
UNTIL THE SITE IS APPROPRIATELY INVESTIGATED AND WORK IS
AUTHORIZED.
23. OUTLOT E SHALL BE DEDICATED AS PARK. THE DEVELOPER SHALL NOT
RECEIVE PARK DEDICATION CREDIT FOR WETIANDS OR STORMWATER
PONDS LOCATED IN OUTLOT E. CASH IN THE AMOUNT OF $136,752 (2005
DOLIARS) SHALL BE PAID TO COMPLETE THE PARK DEDICATION
REQUIREMENTS.
24. ADDITIONAL TREES SHALL BE PROVIDED ON CORNER LOTS.
25. IF BECKER TRAIL CANNOT BE EXTENDED DUE TO ENVIRONMENTAL
CONCERNS THEN THE PRELIMINARY PIAT MUST REFLECT THE
ORIGINAL PROPOSED PRELIMINARY PIAT DATED MARCH 29,2004, WITH A
CUL-DE-SAC AND SIX FEWER LOTS.
26. SIDEWALK EASEMENTS SHALL BE PROVIDED AS REQUIRED IN THE CITY
ENGINEER'S MEMO OF JUNE 10,2005.
S:\PLANNING\Case Files\2005\P 05-07 Twin Lakes Est 2nd\Resolution FP.doc
Page 5
13065 Orono Parkway
Elk River, MN 55330
June 10,2005
File: 817256]-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River MN 55330
RE: 1WIN LAKES ESTATES SECOND ADDITION
FINAL PLAT
Dear Ms. McPherson:
As requested, we have reviewed the final plat of Twin Lakes Estates Second Addition. The
plat was prepared by Pioneer Engineering. The plat contains 68 single family lots and will
complete the Twin Lakes Estates development. The final plat generally follows the
approved preliminary plat.
There is an issue that should be made a condition for final approval of Twin Lakes Estates
Second Addition. As you will recall, sidewalk easements are required because of the
narrower rights-of-way approved in the preliminary plat. The public sidewalk falls
approximately 4 - 5 feet outside of the public easement. Therefore, a separate document
providing a sidewalk easement will be necessary for any portions of street containing a
public sidewalk.
With that condition, we would recommend approval of the final plat of Twin Lakes Estates
Second Addition. If you have any questions regarding this project, please call.
Sincerely,
c-
~jtt!au-tN
Tefl}' J. M1Jrer, PE
City Engineer
Phone: 763.635.1000
Fax: 763.635.1090
S:\PLANNJ:l'\fG\Case Files\200S\P 05-07 Twin Lakes Est 2nd\06 1005 engrs memo.doc
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