5.2. SR 07-18-2005
Item # 5. 2. .
MEMORANDUM
TO:
FROM:
Mayor and City Council ~/
Scott Harlicker, Senior Plann~
July 18, 2005
DATE:
SUBJECT:
Case No. P 05-09
Request for Preliminary Plat - Kliever lake Fields Third Addition
Request
Consider a request for preliminary plat of Kliever Lake Fields Third Addition, a 78 lot town
house development.
Location
The property is located in the northeast corner of the Kliever Lake Fields development, the
southwest of the intersection of County Road 12 and Fillmore Street.
Zoning/Land Use
R3 (Townhouse District) / DR (Urban Residential)
Attachments
. Location Map
. Memo from the City Engineer
. Development Plans
KJiever Lake Fields Third Addition
July 18,2005
Page 2
Overview
Existing Conditions
The 12 acre site is currently undeveloped; it was platted as Outlot A of Kliever Lake Fields
East. In May 2002, the City Council approved rezoning this property to R3 and the
preliminary plat for Kliever Lake Fields East. This area was included in that plat as 68
townhouses. The layout has been revised so the applicant is has to reapply for preliminary
plat approval.
The northwest corner of the site is part of a storm pond that serves the east side of the
Kliever Lake Fields development. The area is bounded on the north by County Road 12, on
the east by Fillmore Street, on the south by 179th Street and 180th Lane and on the west by
Kliever Lake Fields East. The site is zoned R3 which allows townhouses as a permitted use.
Analysis
Layout
Lots and Density
The plat consists of 78 row style, back-to-back townhouses and two common lots. The lots
and structures comply with the setback requirements of the R3 District. Thirty lots are
proposed in the center of the project with the remaining 48 units located around the
perimeter. The units are in attached buildings with either six or eight units per building.
There are nine 6-unit buildings and three 8-unit buildings. All of the 8-unit buildings are
located in the center of the site and eight of the 6-unit buildings are located around the
perimeter. The net density of the plat is 7.36 units/acre, which complies with the maximum
density allowed.
Streets. Access and Parking
A single looped public street (Street A) is proposed. Access into the project will be via 180th
lane and 179th Street. There will be no direct access to the site from County Road 12 or
Fillmore Street. Eighteen of the townhouses will have direct access from Street A; the
remaining units will have access from private drives. A six foot wide sidewalk is proposed
along Street A. Off-street parking for both residents and guests is being provided. There are
35 designated off-street parking spaces for guests plus room for two cars in each driveway.
There is also room in each garage for two cars. Parking on one side of Street A will be
allowed and parking on both sides of 180th Lane and 179th Street is allowed. No parking will
be allowed along the private drives.
Open Space
The park and open space requirements for this development were satisfied with land
dedicated as part of Kliever Lake Fields.
S,\PLANNING\Case FiJes\2005\P 05-09 Kliever Lakes Fields 3rd\P05-09CC7-18.doc
Kliever Lake Fields Third Addition
July 18, 2005
Page 3
Grading, Drainage and Utilities
Grading, Drainage and utility issues are addressed in the City Engineer's memo.
Landscaping
The landscaping plan submitted by the applicant meets the landscaping requirements. A
landscaped buffer of 14 Red Maples and 45 Black Hills Spruce is proposed along County
Road 12 and Fillmore Street. The remaining 62 overs tory trees, 44 spruce trees and 34
ornamental trees are planted throughout the project.
Planning Commission Meeting
At the Planning Commission meeting held on June 28th, no one spoke at the public hearing.
The Commission asked for clarification regarding the location of the sidewalk, setbacks from
the drainage pond and County Road 12. The sidewalk will be on the north side of Street A,
the buildings will be setback 25 - 30 feet from the pond and 50 feet from County Road 12.
Recommendation
The Planning Commission and staff recommend that the City Council approve the
preliminary plat for Kliever Lakes Fields Third Addition with the following 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. 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.
3. THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO THE PLANS.
4. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES
5. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE
COSTS OF THE PUBLIC IMPROVEMENTS.
6. 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.
7. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID
PRIOR TO RELEASING THE PLAT FOR RECORDING.
8. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
9. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE
ISSUANCE OF BUILDING PERMITS.
S;\PLANNING\Case Files\2005\P 05-09 Kliever Lakes Fields 3rd\P05-09CC7-18.doc
Kliever Lake Fields Third Addition
July 18,2005
Page 4
10. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
11. ALL MAILBOXES BE CLUSTERED.
12. WATER ACCESSIBILTY FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR
TO RELEASING THE PLAT FOR RECORDING.
13. 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.
14. TOWNHOUSE ELEVATIONS AND BUILDING DESIGNS SHALL COMPLY WITH THE
STANDARDS OF THE R3 ZONING DISTRICT.
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Case Number: P 05-09
KLlEVER LAKES FIELDS 3RD
13065 Orono Parkway
Elk River, MN 55330
June 27, 2005
File: 230-076P
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River MN 55330
RE: KLIEVER LAKE FIELDS THIRD ADDITION
Dear Mr. Harlicker:
As requested, we have reviewed the plan submitted for the proposed Kliever Lake Fields
Third Addition. The plan was prepared by Pioneer Engineering and was dated May 26,
2005. Based on our review, we would offer the following comments:
1. Kliever Lake Fields Third Addition completes the multi-family residential units in the
northeast comer of the site. The proposal is to build 78 units in a series of 6 and 8-unit
back-to-back style buildings. The approved preliminary plat for the area contains 68
multi-family units in a series of 4-unit row-house style buildings.
2. In order to construct 78 units on this property, it is proposed to fill in two previously
constructed ponding areas. The two ponding areas are not necessary for the overall
drainage of the Kliever Lake Fields Addition. Drainage calculations have been
submitted to document this. The drainage calculations submitted are conceptually
approvable, however, there are some minor inconsistencies that need to be corrected
before final approval can be given. The ponding areas to be filled in were actually
constructed to generate fill material used in previous additions.
3. Street A will be considered a public street with all other roadways and service drives in
the development considered private. With the number of units proposed for Lot 2, the
private drive will need another access point. We would recommend that Driveway K be
extended out to 180th Lane, but Driveway J remain a dead end and not be continued
through to 179th Street, since this is relatively close to the main access point onto
Fillmore Street.
Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-river.mn.us
Kliever Lake Fields 3rd Addition
June 27, 2005
Page 2
4. Storm sewer in this subdivision will be a combination of private and public facilities.
Private facilities draining the rear lot line and the common ground, and the public
facilities draining the public street. The Developer's Agreement should specify
maintenance responsibilities for the private portions of the storm sewer.
5. A sidewalk should be included along the north and east side of Street A.
If you have any questions regarding any of these comments, please call.
Sincerely,
c-
T~aatW
City Engineer
S:\PLANNING\Case Files\2005\P 05-09 Kliever Lakes Fields 3rd\06 27 05 engrs memo.doc
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