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6.6.-6.9. SR 10-17-2005 Item # 6. 6 . - 6 . 9 . MEMORANDUM TO: Mayor and City Council FROM: Scott Harlicker, Senior Planner DATE: October I 7, 2005 SUBJECT: Case No. LUOS-OS, ZCOS-03, CUOS-17 and P 05-16, Request for a Land Use Amendment, Zone Change, Conditional Use Permit and Preliminary Plat (Heritage Maples) Request The applicant has requested the following: . Land Use Plan amendment from CC (OlmmunityOlmmercial) to UR (Urban Residential) . Zone Change from 0 (Highway Olmmercial) and R3 (Townhouse District) to POO (planned Unit Development) . Olnditional Use Permit for the POO . Preliminary Plat for a 52 unit townhouse development 60 Day Rule and 120 day Rule At the August 23rd Planning Olmmission meeting, the Olmmission extended the 60 - Day Requirement for the Land Use Plan amendment, zone change and conditional use permit to November 24, 2005. In order to comply with the 120 day requirement for the preliminary plat, action must be taken by November 24,2005. Location The project is located between the West Oaks subdivision and Highway 10, East of Big Lake Township and west of Waco Street. Zoning/Land Use Heritage Maples October 17, 2005 Page 2 Attachments Location Map Development Plans Townhouse Elevations Air photo of area Memos from the City Engineer, dated 9/26/05 and 10/13/05 Memos from the Environmental Technician, dated 9/13/05 and 9/29/09 Letter from the applicant Resolution No. 05- Ordinance No. 05-_ Overview The applicant is proposing to develop 13.82 acres into a 52 lot townhouse planned unit development. The topography of the site is rolling with medium tree coverage and a large wetland complex. Most of the tree coverage is in the southwest and central portions of the site. There is a power line easement and transmission line that crosses east to west across the middle of the site. The site is bounded by Highway lOon the north, a 5 acre single family parcel of the east, West Oaks development to the east and south and Big Lake Township to the west. The southern part of the site, south of the power line easement, was included in the West Oaks plat as an outlot. Land Use Amendment A land use amendment is required as part of this project. The northern portion of the property is currently guided as CC (Community Commercial). The applicant is requesting to change the land use to UR (Urban Residential). Given the surrounding residential land uses and access, urban residential could be an acceptable land use. Zone Change A zone change is required as part of this project. Most of the property is currently zoned C3 (Highway Commercial). The southern portion, the area included as an outlot in the West Oaks plat, is currently zoned R3 (Townhouse District). The applicant is requesting that the zoning be changed to PUD (planned Unit Development). The applicant has provided a narrative explaining why a zone change to PUD should be approved. The applicant could develop the property as a townhouse development with an R3 zoning. Conditional Use Permit Townhouse Elevations A conditional use permit is required for the proposed PUD. As part of the CUP process a review of the townhouse elevations is required. The exterior of the units are a mix of brick, S:\pLANNING\Case Files\2005\P 05-16 Heritage Maples\P05-016CC10-17.doc Heritage Maples October 17, 2005 Page 3 stucco, vinyl lap and shake siding. The elevations are approved as part of the CUP. For comparison, it appears that the units comply with the R3 design standards. Lots Typically, a minimum of about 20 level usable feet is required on the back of each townhouse unit. That is not provided on five of the units that abut the wetland. All of the units have a minimum 20 foot setback from the wetland. The units adjacent to the service road are as close as 14.6 feet. Most of the units are setback 22 feet from the edge of the private street. For comparison, 30 feet is the minimum setback requirement in the R3 district. The units in the center of the project are very close together. Along the front of the units there is about 10 feet between units. The net density of the project, lot area minus wetland, is 4.32 units/acre. Streets/ Parking A service road is proposed along Highway 10 from Raven Lane in Big Lake Township to the east boundary of this plat. The right of way for the service road is 60 feet. Yankton Street is proposed to be extended as a public street from the north boundary of West Oaks to intersect with the proposed service road. There is a private loop street through the center of the site; 48 units will have access from this road, four units will have access from Yankton Street. Sidewalks are provided along all of the streets. F our off street parking spaces are proposed for each unit, two in the garage and two in the driveway. The private street is 28 feet wide; this is wide enough to allow on street parking on one side of the street. No additional off street spaces are proposed. Yankton Street will be 32 feet wide, which will allow parking on both sides of the street. Landscaping The trees in the southwest comer of the site will be removed as a result of this plan. These trees are the only trees on the site. The area was listed on the NRI with a qualitative rank of C. This area is a remnant piece of the original wooded area that is now the West Oaks development. The proposed landscape plan includes 73 overs tory trees and 52 evergreen trees. The landscaping requirement for subdivisions is two trees per lot, one boulevard tree and one front yard tree. The landscape plan includes 73 front boulevard/front yard trees; based on the subdivision ordinance 104 boulevard/front yard trees are required. Fifty-two evergreen trees are proposed to provide screening within the site and along the service road. Screening should be provided along the west boundary of the plat, between the townhouses and the existing single family homes. Street trees should be included along the service road. Fifty- seven ornamental trees are proposed as well as landscaping around the townhouses. S:\PLANNING\Case FiIes\2005\P 05-16 Heritage Maples\P05-016CClO-17.doc Heritage Maples October 17, 2005 Page 4 Preliminary Plat A preliminary plat for 52 townhouse lots is being proposed. The plat includes platting Yankton Street from the north boundary of West Oaks to intersect with the proposed service road. The plat is consistent with the current site plan. Grading, Drainage and Utilities Grading, drainage and utility issues are addressed in the City Engineer's memo. Park and Recreation The Park and Recreation Commission recommended cash to meet the park dedication requirements. Planning Commission Meeting At the Planning Commission meeting held on September 27th, two adjacent property owners spoke at the public hearing. Both of them were residents of Big Lake Township and felt that senior housing was a good use of the property. They wanted additional landscaping between their homes and the townhomes. The Planning Commission had a lengthy discussion on this project. Three of the five Commissioners thought that the land use amendment was appropriate. Two of the Commissioners were not convinced that residential was the right use and the property should remain commercial. The Commission believed that the number of issues raised in the City Engineer's memo were important enough that they needed to be addressed by the applicant prior to the project moving forward. They compared the project with the R3 (Townhouse District) setback requirements; the project does not meet the minimum 30 setback requirement. The Commission asked the applicant if he would be willing to agree to table the requests and address the issues raised by staff and the Commission. The applicant wanted to move all the requests forward to the City Council. Hearing that, the Commission made the following recommendations: Land Use Amendment The Commission voted 4: 1 to recommend denial of the proposed land use amendment from CC (Community Commercial) to UR (Urban Residential) based on the following findings: 1. The times and conditions have not changed to warrant the land use amendment. 2. The property has frontage on a major highway. 3. The proposed land use amendment is not consistent with the current zoning of the property. S:\PLANNING\Case Files\2005\P 05-16 Heritage Maples\P05-016CClO-17.doc Heritage Maples October 17, 2005 Page 5 Rezoning and Conditional Use Permit The Commission voted 5:0 to recommend denial of the proposed rezoning from C3 to PUD and the conditional use permit for the PUD based on the following findings: 1. The proposed rezoning is inconsistent with the current land use designation of Cc. 2. The proposed project is too dense for this site. 3. The proposed project includes grading and development up to the edge of the wetland. 4. Appropriate setbacks are not maintained. The buildings are too close to property lines, streets and street right-of-ways. Preliminary Plat The Commission voted 5:0 to recommend denial of the proposed preliminary plat based on the following findings: 1. The proposed plat is not consistent with the City's Comprehensive Land Use Plan or the current zoning. 2. The proposed plat does not include appropriate setbacks. 3. The proposed plat is too dense for the site. Recommendation The Planning Commission recommended that Council deny the applicant's requests for the a Land Use Plan amendment from CC to UR, rezoning from C3 to PUD, conditional use permit for the PUD and preliminary plat for Heritage Maples based on the findings listed above. The applicant has worked to address some of the issues raised at the September 27th Planning Commission meeting. They have submitted revised development plans since the Planning Commission made their recommendation on September 27th. The Commission has not reviewed the plans that the Council is considering. Staff recommends that the Council approve the applicant's request for a Land Use Plan amendment from CC to UR based on the following findings: 1. The proposed amendment is appropriate for this site because the proposed land use is compatible with the adjacent residential land uses. 2. The proposed amendment is appropriate for this site because it is accessed from local streets that service residential neighborhoods. Staff recommends that the Council approve the applicant's request rezoning from C3 to PUD based on the following findings: 1. The proposed PUD zoning is consistent with the proposed land use of Urban Residential. S:\PLANNING\Case Files\2005\P 05-16 Heritage Maples\P05-016CC10-17.doc Heritage Maples October 17, 2005 Page 6 2. The proposed PUD zoning is compatible with the adjacent single family residential and townhouse zoning. Staff recommends that the Council approve the conditional use permit for the PUD with the following conditions: 1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 2. THE LANDSCAPE PLAN BE REVISED TO INCLUDE EVERGREEN TREES PLANTED 25 FEET ON CENTER ALONG THE WEST BOUNDARY OF THE PROJECT AND OVERSTORY TREES BE PLANTED 30 FEET ON CENTER ALONG THE SERVICE ROAD. 3. THE WETLAND ENHANCEMENT PLAN BE APPROVED BY THE TEP PRIOR TO ANY GRADING ON SITE. Staff recommends that the Council approve the preliminary plat 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 LETTER OF CREDIT SHALL COVER WETLAND MITIGATION. DRAINAGE EASEMENTS SHALL BE IN PLACE OVER THE WETLAND AND THE WETLAND MITIGATION AREAS. 4. RESTRICTIVE COVENANTS SHALL BE RECORDED ON THE WETLAND AND THE WETLAND MITIGATION AREAS. 5. A THREE YEAR MONITORING REPORT ON THE WETLAND MITIGATION IS REQUIRED. 6. THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO THE PLANS. 7. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES 8. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS OF THE PUBLIC IMPROVEMENTS. 9. 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. 10. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 11. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 12. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. S:\PLANNING\Case Files\2005\P 05-16 Heritage Maples\P05-016CC10-17.doc Heritage Maples October 17, 2005 Page 7 13. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 14. ALL MAILBOXES BE CLUSTERED. 15. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR RECORDING. 18. 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 FENCING PRIOR TO GRADING COMMENCING. 19. WATER ACCESSIBILTY FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 20. 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. 22. THE DEVELOPER SHALL WORK WITH THE CITY ON AN OAK WILT SUPPREESION PROGRAM. THIS PROGRAM SHALL BE APPROVED AND IN PLACE PRIOR TO ANY TREE REMOVAL. 24. ALL COMMENTS CONTAINED IN REBECCA HAUG'S MEMOS DATED 9/13/05 AND 9/29/05 SHALL BE ADDRESSED. 25. PARK DEDICATION FEE IN THE AMOUNT APPLICABLE AT THE TIME OF FINAL PLAT SHALL BE PAID FOR THE 52 UNITS. S:\PLANNING\Case Files\2005\P 05-16 Heritage Maples\P05-016CClO-17.doc ~ w r- <C > C2 0... '-' r- w w er:: r- (/) >- o er:: r- BUSINESS CENTER DRIVE COUNTY COURT ELK PAlrNTER BUSINESS GOLF COURSE Location Map Case Number: P 05-16 HOUSE HERITAGE MAPLES C) ~ h ~ N 13065 Orono Parkway Elk River, MN 55330 October 13, 2005 File: 226-082P Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River MN 55330 RE: HERITAGE MAPLES ADDITION Dear Mr. Harlicker: As requested we have reviewed the revised submittal package for the Heritage Maples Addition as prepared by Schoell & Madson, Inc. The revised set of plans had a revision date of October 11, 2005. These plans were submitted after a meeting with the developer's representative and their engineer. Our comments will keep in mind our previous letters regarding this proposed project dated August 15, 2005 and September 26, 2005. A.. Existing Conditions Plan Our questions relative to the existing conditions plan were answered via a recent phone call from the developer's representative. . The Existing Conditions plan shows a 50-foot roadway easement adjacent to 1H 10 that runs from the northwest comer to the southeast comer and through the comer of the Beck property. The developer's representative indicated this easement does not exist. · There is also an area labeled "Existing Easement" adjacent to 1H 10 that is approximately centrally located in the property and appears to be 66 feet wide by 220 feet long. The developer's representative indicated this easement is for access to the two parcels. As such, it may need to be vacated as part of the platting process. Phone: 763.635.1000 Fax: 763.635.1090 www.cLelk-river.run.us Heritage Maples October 13, 2005 Page 2 B. Service Road . The preliminary plat has been revised to show a 60-foot right-of-way for the service road adjacent to TI-I 10. I have had a conversation with Teny Humbert, the MnDOT Project Manager for TI-I 10 Inter R~gional Corridor and he concurs that a 60-foot right-of-way should be sufficient for the future when improvements are made to TI-I 10. At that time, the service road will act as a frontage road leading traffic to various intersections along TI-I 10. . There is an existing access to TI-I 10 that is noted to be removed in the Existing Conditions Plan. The final plat will need to provide access control along the entire TI-I 10 frontage. . The preliminary plat should acquire the necessary property from the Beck parcel to continue the service road from the southeast comer of Heritage Maples over to the old Waco Street alignment, ultimately coming out to the intersection of new Waco Street and Business Center Drive. This will provide a direct connection for this development to the signalized intersection at Waco Street and TI-I 10. c. Preliminary Grading Plan/Preliminary Utility Plan . This project in its current form has been presented to the Technical Evaluation Panel (rEP). The TEP has approved the minor wetland filling. . The project should provide a minimum 20- foot setback from the wetland boundary. This 20-foot area should be a "no grading" and "no cutting" of any native vegetation. On the most recent revision the developer has revised the plan to provide the wetland buffer in all areas with the exception of near Building 42, the service road, and the pond near Yankton Street. It should be noted that the ponding area near Yankton Street has been discussed with the developer's representative and determined that it is more important to provide adequate quality control for the runoff than to provide the entire wetland buffer with a less than adequately sized pond. . Sanitary sewer alignment from the West Oaks Addition to Private Street A was revised with the previous revision to provide all manholes in paved areas, however, there is still a manhole in the driveway of Units 35 and 37. The City Sewer Department will need to get its jet truck to this manhole at least once a year. The truck fully loaded is in excess of 80,000 lbs. This driveway will need to be constructed to support this weight. . There is a similar water connection that has been moved to the same alignment as the sanitary sewer. According to City policy, this water connection must be of HDPE pipe with a valve at both ends and no service connections in between. S:\PLANNING\Case Files\2005\P 05-16 Heritage Maples\10 13 05 engr's memo.doc Heritage Maples October 13, 2005 Page 3 . It appears that an attempt has been made to provide the 40-foot wide drainage and utility easement needed for these utility routings on Building Sites 37 and 40. . Hydrant locations will be reviewed with the Fire Chief during the final plat review process. . Sidewalks are shown along the west side of Yankton Street, along the south side of the service road, and around the internal portion of Street A. All sidewalk pedestrian ramps must be constructed in accordance withMnDOT Detail7036F. The precast panel should be red in color. Panels are to be submitted for approval prior to installation. . The area west of Lots 46 and 47 still appears to be too flat. . The storm sewer system has been revised slightly based on previous comments. The concept of the storm sewer system is approvable. The detail of the storm sewer calculations still needs to be reviewed. . It appears that the pond contours have been revised to meet the City standard for grading of pond areas. . A MnDOT permit will be needed for ditch grading and culvert installation in the 1H 10 right-of-way. Will MnDOT accept an increase in the lOa-year discharge from 1.79 CFS to 5.07 CFS? . The Grading Plan shows filling under the power line. This will need to be reviewed and approved by the power company. D. Miscellaneous Items . MnDOT has previously contacted the City of Elk River regarding the potential for a Local Initiative Project to build the service road adjacent to 1H 10. With Local Initiative Projects, MnDOT participates in the funding. If the developers and MnDOT are willing to proceed this way, the City could pursue a Local Initiative Project for the construction of this service road. The City would need to be involved, since MnDOT policies do not allow for these types of agreements with individuals. It is unclear whether or not MnDOT would allow the project to proceed and simply reimburse the City for the construction, if a Local Initiative Project were approved. . A portion of this project which is in Outlot A of West Oaks has previously been assessed for trunk sewer and water. The remaining portion of the project has not. It should be a requirement of the development that the portion not previously assessed be assessed for trunk sewer and water at the current rate. The 2005 assessment rate for trunk sewer and water is $7,163.87 per gross acre minus any delineated wetland area that is not proposed to be filled. S:\PLANNING\Case Files \2005\P 05-16 Heritage Maples \ 1 0 13 05 engr's memo.doc Heritage Maples October 13, 2005 Page 4 · This project will require an NPDES permit and a Storm Water Pollution Prevention Plan (SWPPP). The submittal package should include a written text for SWPPP and an exhibit showing where silt fence and other erosion methods would be utilized. City policy requires that the SWPPP be signed by the owner, the engineer, and the contractor. If you have any questions regarding any of these comments, please call. Sincerely, ~~ . T~ff'P~ City Engineer S:\PLANNING\Case Files\2005\P 05-16 Heritage Maples\10 13 05 engr's memo.doc 13065 Orono Parkway Elk River, MN 55330 September 26, 2005 File: 226-082P Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: HERITAGE MAPLES ADDITION Dear Mr. Harlicker: As requested, we have reviewed the revised submittal package for the Heritage Maples Addition as prepared by Schoell & Madson, Inc. The revised set of plans had a revision date of September 20, 2005. Our comments will keep in mind our previous comments in a letter to you dated August 15, 2005. A Existing Conditions Plan Neither of our questions relative to the Existing Conditions Plan were answered in the revised submittal. The original questions asked were as follows: . The Existing Conditions Plan shows a 50-foot roadway easement adjacent to TH 10 that runs from the northwest comer to the southeast comer and through the comer of the Beck property~ Is this an easement of record and does the 50-foot easement exist through the Beck property? . There is also an area labeled 'existing easement" adjacent to TH 10 and approximately centrally located in the property that appears to be 66 feet wide by 220 feet long. Who is this easement in favor of and what is it for? B. Service Road . The preliminary plat has been revised to show a 60-foot right of way for the service road adjacent to TH 10. I have had a conversation with Terry Humbert, the MnDOT Project Manager for the TH 10 Interregional Corridor and he concurs that 60-foot right of way should be sufficient for the future when improvements are Phone: 763.635.1000 Fax: 763.635.1090 www.cLelk-river.mn.us Heritage Maples September 26, 2005 Page 2 made to rn 10 and access points are eliminated. At that time, the service road will act as more of a frontage road leading traffic to various intersections with rn 10. . There is an existing access to rn 10 that is noted to be removed in the Existing Conditions Plan. The final plat will need to provide access control along the entire rn 10 frontage. . The preliminary plat should acquire the necessary property from the Beck parcel to continue the service road from the southeast comer over to the old Waco Street alignment, ultimately coming out to the intersection of new Waco Street and Business Center Drive. This will provide a direct connection for this development to the signalized intersection at Waco Street and rn 10. C. Preliminary Grading Plan/Preliminary Utility Plan . This project in its current form has been presented to the Technical Evaluation Panel (rEP). The TEP has approved the wetland filling. . The project should provide a minimum 20-foot setback from the wetland boundary. This 20-foot area should be a "no grading" and "no cutting" of any native vegetation. The development should also be required to have signs placed along the entire buffer to identify it so that the adjoining homes do not encroach in this area. Building 37 - 40 does not meet this "no grading" in the setback area, nor does the comer of Building 41 - 44 meet this requirement. None of the ponds on the site meet this requirement. . The sanitary sewer alignment from the West Oaks Addition to Private Street A has been revised, however, there is a still manhole in the driveway to Units 35 and 37. The City Sewer Department will need to get its jet truck to this manhole at least once a year. The truck fully loaded is in excess of 80,000 lbs. The driveway will need to be built to support this. . There is a similar water connection that has been moved to the same alignment as the sanitary sewer. According to City policy this water interconnect must be of HDPE pipe, with a valve at both ends and no service connections in between. . With both of these utilities in the same alignment, a minimum 40-foot wide drainage and utility easement must be provided. It is assumed that all area outside of the individual building pads (common area) will have a drainage and utility easement over it. However, the easement for this sewer and water will encroach into Building Lots 35 and 37. . All watermains in this development have been shown to be a minimum of 8 inches in diameter. . Hydrant locations will be reviewed with the Fire Chief during the fmal plat review process. s:\PLANNlNG\Case Files\200S\P 05-16 Heritage Maples\09 26 05 engr's memo.doc I Heritage Maples September 26, 2005 Page 3 . The driveways for Building 1 - 4 have been moved to off of Yankton Street. . Sidewalks are now shown on the plan along the west side of Yankton Street, along the south side of the service road, and the internal portion of Private Street A. . All sidewalk pedestrian ramps must be constructed in accordance with MnDOT Detail 7036F. The precast panel should be red in color. Panels to be submitted for approval prior to installation. . There are a number of locations where catch basins fall in pedestrian ramps. All of these need to be revised and the catch basins moved to different location. . The area west of lots 46 & 47 is too flat. . A retaining wall will most likely be needed along the west plat line at the rear of lots 5 thru 10. . Show the details of the frontage road connections to the east and west. . The intersection of the easterly Private Street A should intersect the frontage road at more of a right angle. . All storm sewer is expected to be maintained privately. . The SW pond is shown to outlet near an 892 contour, the NWL is shown as 888.5 or 3.5 below the outlet elevation; how does this work? . Show driveway elevations for lots 37 through 48. . Revise pond contours to provide the following: 4: 1 maximum pond slopes 10: 1 aquatic bench at NWL 10-foot wide access around the ponds with a maximum cross slope of 2% 1 foot above the NWL. Top of berm surrounding the pond 1 foot above the HWL . Add a rip rap swale from the driveway near lot 36 to the pond. . The wetland is being used as a detention pond, the HWL in existing calculations is 889.45,the proposed condition calculations shows the HWL to be 890.0 or about 0.69 Ac. Ft of storage. What will be the effects of this raise in high water elevation? . A MnDot permit will be needed for ditch grading and culvert installation. Will MnDot accept increasing the 100 yr. Discharge fro 1.79 CFS to 5.07 CFS? . FES 113 is shown to outlet to the pond at 893.1 but the NWL is 889.0. Lower this outlet to the NWL to avoid erosion problems. S:\PLANNING\Case Files\200s\P 05-16 Heritage Maples\09 26 05 engr's memo.doc Heritage Maples September 26, 2005 Page 4 · FES 102 outlets to the wetland near a 890 contour, but the pond NWL is shown as 889.0. · The lowest contour in the wetland is 890 but the NWL is shown as 888.5. · The drainage calculations need to include a summary of the existing and proposed conditions, drainage area maps for the existing and proposed conditions, calculations showing the ponding meets the NPDES permit requirements, calculations showing dead storage equaling a 2 inch event is provided. · The drainage calculations need to qualify the CN of 85 used for the bulk of the site. · The.storm sewer design needs to meet Elk River Design Standards, from a cursory . review the following standards are not met: -Minimum of 0.1 foot drop across storm sewer structures -Minimum pipe size of 15" except for catch basin leads · The C factor of 65 used in storm sewer design needs to be explained, it appears much of the site has much higher impervious coverage. · The units will need to be platted as condominiums since the sewer and water services are shared. · The water system should be looped as required by Elk River Municipal Utilities. · The watermain should extend to east along the frontage road. . The plan shows changing grades under the power line running east and west through the site as well as around the existing poles. Will the power line remain? If so, are the proposed changes in grade acceptable to the power company? D. Miscellaneous Items . MnDOT has previously contacted the City of Elk River regarding the potential for a local initiative project to build the service road adjacent to 1H 10. With local initiative projects MnDOT participates in the funding. If the developers and MnDOT are still willing to proceed this way, the City could pursue a local initiative project for the construction of this service road. The City would need to be involved since MnDOT policies do not allow for these types of agreements with individuals. It is unclear whether or not MnDOT would allow a project to proceed and simply reimburse the City for the construction. . The portion of this project which is in Outlot A of West Oaks has previously been assessed for trunk sewer and water. The remaining portion of the project has not. It should be a requirement of the development that the portion not previously assessed be assessed for trunk sewer and water at the current rate. The 2005 assessment rate for trunk sewer and water is $7,163.87 per gross acre minus any delineated wetland area that is not proposed to be filled. S:\PLANNlNG\Case Files\2005\P 05-16 Heritage Maples\09 26 05 engr's memo.doc Heritage Maples September 26, 2005 Page 5 · This project will require an NPDES permit and a Storm Water Pollution Prevention Plan (SWPPP). The submittal package included a written text for an SWPPP and an exhibit showing where silt fence and other erosion methods would be utilized. City policy requires that the SWPPP be signed by the owner, the engineer, and the contractor. · The project currently assumes that construction traffic would enter the site through the West Oaks subdivision. This will likely not be an acceptable route, depending upon how many buildings are constructed and occupied in the West Oaks area. It would seem to be better to have access required along Waco Street through the comer of the Beck property so as not to impact the West Oaks neighborhood. If you have any questions regarding any of these comments, please call. Sincerely, ~ T::e~ City Engineer S:\PLANNlNG\Case Files\2005\P 05-16 Heritage Maples\09 26 05 engr's memo.doc MEMORANDUM TO: Scott Harlicker, Senior Planner FROM: Rebecca Haug, Environmental Technician rp..-W DATE: September 29,2005 SUBJECT: Heritage Maples Plat - Environmental Issues On September 28, 2005, Victor Pacheco, Mara Anderson and I met to discuss the environmental issues in the Heritage Maples Plat. Impacts in the buffer area were discouraged since the City is proposing a wetland buffer ordinance with the purpose of the buffer having an area that is not impacted. The use of rain gardens to minimize the size of the drainage ponds was discussed to avoid impacts in the wetland buffer area. Mara and I gave Victor some names of communities that have incorporated rain gardens and a few websites for installation, specifications, ecological benefits and cost effectiveness. Moving the proposed sidewalk along the Service Road to the West would avoid or minimize wetland impacts, which is the purpose of the Wetland Conservation Act. Also, since the project is serviced by a private drive, the idea of making the drive a one- way was brought up to allow for space to move the structures farther away from the wetland. Finally, since the greatest impact is caused by two four-unit buildings, Victor acknowledged that by moving them to another lot, and/or replacing them with a different style of building, impacts could be minimized even further. I understand that this plat is going in front of the City Council for approval on October 17, 2005. If you need any additional information from me prior to that meeting, please feel free to contact me. Thank you. MEMORANDUM TO: Scott Harlicker, Senior Planner FROM: Rebecca Haug, Environmental Technician i13- DATE: September 13, 2005 SUBJECT: Heritage Maples Plat On August II, 2005, I received a Minnesota Local/State/ Federal Application form for Water/Wetland Projects from George Sanford and Victor Pacheco to fill 4,670 square feet of wetlands for the proposed Heritage Maples residential development and for the construction of city streets and sidewalks. This item was brought in front ofthe Wetland Technical Evaulation Panel (TEP) on August 18, 2005. During the meeting it was discussed that the TEP would like to see Yankton curved to the east to avoid wetland impacts since the Wetland Conservation Act looks at avoidance first. Any impacts in the buffer area were discouraged since the city is proposing a wetland buffer ordinance with the purpose of the buffer having an area that is not impacted. The amount of fill does fall under the de minimis requirements of the Wetland Conservation Act so the work is exempt as long as it remains in accordance with the application submitted. .If you have any questions, please feel free to contact me. Thank you. DA. rl: RS . ---- ?d( ;~IJ!\lfED ~ PROJECT NARRATIVE HERITAGE MAPLES ELK RIVER, MINNESOTA FILE COpy Project Description: New Century Land Development is proposing the Heritage Maples multi-family residential development on the 13.82-acre triangle parcel located adjacent to Highway 10 on the South Service Road between Raven Lane and Waco Street NW. Heritage Maples will be a Planned Unit Development (PUD) consisting of 48 units on the west parcel and 4 units on east parcel with a combined total of 52 units. Because of the properties' location and current market demand it was envisioned that the site should be developed as a senior living age 55 plus development with mix of housing types take advantage of the natural topography and ecological features within and surrounding the site. The site will provide an attractive residential enclave surrounded by natural and recreational enjoyment with spacious and scenic VIews. As a PUD the development incorporates the following design: 1. 3 types of residential 40using units utilizing a slab on grade design. 2. Clustering of units to preserve existing wetlands and wildlife areas 3. Clustering the residential units minimizes the amount of road that is needed and lessens impacts to the surrounding area. 4. Providing enhanced mitigation areas for stormwater management. 5. A plaza area is provided for a central gathering area and passive recreation. 6. Enhanced landscaping with a mix of overstory, understory and coniferous trees along with building foundation plantings. 7. Landscaped bermed areas along the South Service Road to provide screening from traffic. 8. Proposed Monument sign at the entrance of the development Existing Conditions The 13 . 82-acre site consists of a rolling topography with medium tree coverage and wetlands. The South Service Road and Waco Street N.W. border the north and east side of the property while an existing multifamily development is located directly to the south and southeast along Yankton St. N.W. The western edge is bordered by the Elk Dale single-family addition. Although the topography is rolling, water generally drains from west to east and southeast into a large wetland basin located along Yankton Street and the south end of the site. The site consjsts of a medium canopy coverage primarily located on the south portion of the property along the existing wetland basin. A overhead electric power line running east to west is located in the central portion of the property. Proposed Rezoning The proposed PUD development will consist of 52-slab on grade multi-family units catering to the senior 55 plus age living. This development will require a rezoning from an existing commercial district to a PUD development and a guide plan change from commercial to urban residential. As a residential PUD, we feel this development will complement the surrounding residential properties instead of a proposed commercial use the property is guided and zoned for. The majority ofthe units will be clustered along the north and central portion ofthe west parcel, four residential units will also be located along Yankton Street as an extension of the existing multifamily development. This will allow the large wetland basin to be located along the east and southeast of the property to be preserved. Enhanced landscaping is provided with a mix of overstory, understory and coniferous trees along with foundation plantings. A plaza area is proposed in the large open area located at the south end of the private drive. The plaza will complement the development by providing a focal point for a central gathering area and passive recreation. The entrance into the site will be enhanced with landscaped berms and an entrance monument sign that will reflect the high quality and character of the development. Access to the 48 units located on the west parcel is from a private drive while access to the 4 units located on the east parcel is from Yankton Street and a private drive from the South Service Road. The road will have curb and gutter to provide an urban feel and enhanced stormwater control. Grading throughout the property will be quite extensive to accommodate slab on grade housing units. The grading impacts will affect the tree portion located on the southern end of the site, however the existing wetland basin was preserved. Three stormwater ponds are proposed for this development to provide an enhanced mitigation area for stormwater management. The storm water retention ponds will treat and provide rate control for the storm water generated on the public road and proposed development. Sewer and water is proposing to use existing city services. Purpose for PUD Rezoning: New Century Land Development is requesting the proposed Heritage Maples development to be rezoned from an existing commercial district to a PUD Development. The PUD is requested to allow flexibility in the required building setbacks for the front yard setback and building separation. We are proposing a 15- foot front yard setback for the residential building instead of the required front yard setback of 20- feet from the back of the curb. The design of the unit has the garage tucked back into the unit and will have the 20-foot setback enabling a useable driveway. Also, the required separation between units is 25-feet, we are requesting 10-feet for garages and 20-feet for the residential units. The reduced setbacks and building separations are needed due to the larger footprints required for single level living. We feel that the outcome of the Heritage Maple Development will enhance and benefit the City of Elk River for the following reasons: A. A unique housing product consisting of three types of housing units. A four unit building is being provided instead of an 8 unit building, which is aloud per city code. This will greatly enhance the character and the overall look of the development. B. The overall design consists of 4 units per acre. C. Single level living Senior housing for in town hte cycle housing. D. Enhanced landscaping is proposed throughout the development. An enhanced front entranced sign is also being proposed for additional visual character. E. A 30,000 square-foot wetland enhancement is proposed for the existing lower quality/degraded wetland basin located on the eastern portion of the site. F. A plaza area is provided for a central gathering area and passive recreation. This area is intended to be a shared amenity for the entire development. . ~ The construction and expansion of the Highway 10 Service Road has been requested by the City of Elk River and is being proposed as part of this development. This will provide a key access route for the proposed site and surrounding areas along the service road for further development. ~ An extension of utility services as requested by the City of Elk River is also being proposed as part of this development. This will greatly enhance future growth to the west side of the City. The overall design/development of Heritage Maples had many constraints as well. However, New Century Land Development feels the overall design best fits the existing site due to the current conditions while providing an attractive residential enclave. Some of the existing site constraints are as follows: A. The site is currently odd shaped in a triangular fashion and is bisected by an overhead electric power line. The current design reflects clustering of residential units lessened site impacts to the surrounding area. B. The service road also proposes difficulty on the proposed development. Additional right-of-way taking has been requested for the advancement of the existing service road. The site is already small in nature and proposes many environmental difficulties, such as the existing wetland/low area located on the east and southeast portion of the site. Altering the current design to meet current setback requirement for the proposed right-of-way taking will greatly impact overall function of the proposed development. Conclusion As mentioned earlier, New Century Land Development is requesting the site be rezoned to a PUD Development for the flexibility in the required setbacks. We feel the Heritage Maples development will provide added character and enhanced residential living in the City of Elk River. Weare excited and look forward to working with city staff on this development in efforts to provide a high quality development. .....' I ~ -w- I Schoell & Madson, Inc. Engineering · Surveying · Planning Soil Testing · Environmental Services www.schoellmadson.com ,/[ t COP; August 17, 2005 Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 Dear Mr. Harlicker, Enclosed are the revised plans for Heritage Maples. I apologize for the miscommunication on when you expected these plans back to you for the planning commission meeting. I was hoping to get some feedback from Rebecca regarding the wetland impacts prior to resubmitting revised plans, but I recently learned that we was out of the office until today. The changes to the plan are very minor. We increased the service road right of way to 60 feet and added a sidewalk to the south side of the service road as requested. In regard to the originally proposed 50-foot right of way, your R-3 zoning does allow the right of ways for the public streets to be reduced to 50 feet. We did not modify the location of any of the units, but we are instead asking for additional setback flexibility as part of the PUD. The setback from the service road will be a side yard setback, so it should not have an impact on the functionality of the project. The other change that was completed was to the sanitary sewer system. We have revised the southern sanitary sewer connection in order to have all of the manholes located in a paved surface as required by the City. If this is an acceptable solution to this issue, we will make sure that the proposed paved driveway in this location is designed to carry the required weight of the City maintence vehicles. As part of the wetland permitting, we have proposed it enhance the existing wetland. The wetland is currently a.degraded Type 1 wetland. The existing vegetation is chiefly reed canary grass. We have proposed to eradicate the reed canary grass and replant the wetland with a native wetland seed mix. Affirmative Action Equal Opportunity Employer 554 Third Street NW, Suite 100, . Elk River, MN 55330 r'\Lr:__ 1~""'1\ '" A'" n... no . r-_u ,nr=I') z= AC nf'\C&:. I understand that you are going to be out off the office tomorrow and that you will need to complete your staff reports today. I would deeply appreciate it if you could complete the staff report for this project based upon these revised plans. If you have any questions, please contact me at 763-241-0108. Sincerely, Schoell & Madson, Inc. 9;?:~ Jay R. Hill, PE LS Affirmative Action Equal Opportunity Employer 554 Third Street NW, Suite 100, . Elk River, MN 55330 Office (763) 241-0108. Fax (952-546-9065 CITY OF ELK RIVER RESOLUTION NO. 05-_ A RESOLUTION AMENDING THE COMPREHENSIVE PLAN TO CHANGE THE LAND USE FROM CC (COMMUNITY COMMERCIAL) TO UR (URBAN RESIDENTIAL) Case No. LU 05-05 WHEREAS, Minnesota Statutes, Chapter 462.355, Subdivision 2, prescribes the procedure for amending the Comprehensive Plan, and WHEREAS, the Planning Commission held a public hearing on Tuesday, September 27, 2005 and recommended denial regarding the Comprehensive Plan amendment request for the property generally described as: Exhibit A and, WHEREAS, the City Council has reviewed the Comprehensive Plan amendment request and ftnds the following: 1. The proposed amendment is appropriate for this site because the proposed land use is compatible with the adjacent residential land uses. 2. The proposed amendment is appropriate for this site because it is accessed from local streets that service residential neighborhoods. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Elk River that the Land Use Plan be amended to change the property as described above from CC (Community Commercial) to UR (Urban Residential). PASSED by the City Council of the City of Elk River this 17th day of October, 2005. John Dietz, Acting Mayor ATTEST: Joan Schmidt, City Clerk Exhibit A That part of the Southwest 1/4 of the Northwest V4 of Section 31, Township 33, Range 26, Sherburne County, lying South of the right-of-way for US Highway 10 & 52 And Outlot A, West Oaks Addition, Sherburne County S:\PLANNING\Case Files\2005\P 05-16 Heritage Maples\LU Resolution.doc ORDINANCE 04 - CITY OF ELK RIVER AN ORDINANCE AMENDING THE CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN PROPERTY FROM C3 (HIGHWAY COMMERCIAL) AND R3 (TOWNHOUSE DISTRICT) TO PUD (PLANNED UNIT DEVELOPMENT) CASE NO. ZC 05- 03 The City Council of the City of Elk River does hereby ordain as follows: Section 1. The duly adopted Zoning Map of the City of Elk River is hereby amended to rezone the properties described as: Exhibit A Section 2. The rezoning is being approved based on the following findings: 1. The proposed PUD zoning is consistent with the proposed land use of Urban Residential. 2. The proposed PUD zoning is compatible with the adjacent single family residential and townhouse zoning. Section 3. That this Ordinance shall take effect and be in full force from and after the date of its publication. Passed and adopted this 17th day of October, 2004, by the City Council of the City of Elk River. 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OR REPORT WAS PREPAREO BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY liCENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. r7 2: 2::-:- IYy'R. Kill Dale: 7 /22/05 Reg. No. 2,552 Revisions Date: B/1l/05 9/20/05 Designed By: JRH L -8- 1K":j(:W"":::;,, ;: 1,i"-';';-cJ;i, A", ~f.:;'" Descl'i lion: REVISED PER CITY COMMENT REVISED PER CITY COMMENTS Drown By: WS Schoell & Madson, Inc. Engineering . SurVeYing. Planning B : IRII IRK CHent. / ; , ',/ ..f;( / -... ~~;/j/ .. ..- , / /~./ '.......,...... /'.li )' .j ; / .; J ./ / "f 1" : ;- ./ f ;/ / >/ ~// LINE N1"5S'04"E 492.00 49.00 49.00 '" '" " o (J> .... 49.00 49.00 492.00 420.00 52,50 ~ !ja; 52.50 ~~ ~ 52.50 '" .- <:0 o u '" 77.50 / .I / WWW.schoellmadson.com -";;-J-,;,,,' :~ S~_';!,-:;: ~ 554 Third Street NW, Suite 100 ,,/Ki'.: Elk: River, Mimeaota 55330-1409 ;>L, (.<: nO' (63) 241-0108 - fax' (952) 546-9065 NEW CENTURY LAND DEVELOPMENT 18140 Zan. Str.et, Suite 177 Elk Rive,. 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