6.1. SR 04-17-2006
City of Elk River
REQUEST FOR COUNCIL ACTION
Agenda Section Meeting Date
Plannin A ril 17, 2006
Item Description
Request for Final Plat approval for Heritage Maples
Item Number
6.1.
Prepared by tV/
Scott Harlicker, Senior Planner r
Reviewed by
Scott Clark, Community Development
Director
Introduction
The applicant is requesting final plat approval for Heritage Maples. Heritage Maples is a 52 unit
townhouse planned unit development for residents 55+ years old. The project received Council approval
for preliminary plat, conditional use permit, rezoning to PUD and land use change to UR on January 17,
2006.
The site is located south of Highway 10, west of Waco Street and east of the corporate boundary of the
city. The West Oaks development is located to the south.
Discussion
The final plat includes all 52 townhouse lots, platting the right-of-way for the Service Road and Yankton
Street. The final plat is consistent with the approved preliminary plat.
Financial Impact
N/A
Attachments
Location Map
Preliminary Plat
Final Plat
Memo from the City Engineer, dated 4/3/06
Resolution No. 06-_
Action Requested
Staff recommends that the City Council approve the attached resolution granting final plat approval for
Heritage Maples 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.
S:\PLANNING\Case Files\2005\P 05-16 Heritage Maples\REQUEST COUNCIL ACTION4-17final.doc
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.
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.
16. 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.
17. Water accessibility fees in an amount determined by the city be paid prior to releasing the
plat for recording.
19. The developer shall work with the city on an oak wilt suppression program. This program
shall be approved and in place prior to any tree removal.
20. All comments contained in Rebecca Haug's memos dated 9/13/05 and 9/29/05 shall be
addressed.
S:\pLANNING\Case Files\2005\P 05-16 Heritage Maples\REQUEST COUNCIL ACTION4-17fmal.doc
21. Park dedication fee in the amount applicable at the time of final plat approval shall be paid
for the 52 units.
22. The townhome development shall be for residents 55 and older. The Developer shall
develop a legal covenant, acceptable to the City Attorney, that allows rental or sales only to
individuals 55 or older.
Council Action
Motion by _
Second by _
Vote
Follow Up
S:\PLANNING\Case Files\2005\P 05-16 Heritage Maples\REQUEST COUNCIL ACTION4-17fmal.doc
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Case Number: P 05-16
HERITAGE MAPLES
13065 Orono Parkway
Elk River, MN 55330
April 3, 2006
File: 226-082
Mr. Scott Harlicker, Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: HERITAGE MAPLES FINAL PLAT
Dear Mr. Harlicker:
As requested we have reviewed the final plat for the Heritage Maples development. Based
upon our review, we would offer the following comments:
1. The plat does not appear to provide the required access control on the TH 10 frontage.
Perhaps access control would be redundant since there is public right-of-way along the
TH 10 frontage. However, unless there is a reason it cannot be shown on the plat, I
would suggest it be required.
2. The existing 66-foot wide easement along a portion of the TH 10 frontage is noted as
being vacated per document No.~. Has this been vacated? If so, this note should be
completed.
3. Common Lot 5 in Block 1 and Common Lot 49 in Block 2 have drainage and utility
easements over the entire lot. This will provide access for operation and maintenance of
public utilities to be constructed in these lots.
4. There are a number of easement details for the various building pads. We are currently
reviewing the construction plans for this project. The construction plans have not been
approved at this point. Therefore, we would request an opportunity to review the final
mylars prior to recording to ensure that all of the needed drainage and utility easements
over the building sites are provided.
Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-river.mn.us
5. he typical drainage and utility easement detail is incorrect according to City Ordinance.
It shows a drainage and utility easement 12 feet in width along the fronts of the lots and
6 feet in width along the side lot lines. Current City Ordinance requires 10 and 5-foot
width easements.
If you have any questions regarding any of these comments, please call.
Sin~
.~..euv, ()J)f~
T;";' j. ~';",' PE
City Engineer
S:\PLANNING\Case Files\2005\P 05-16 Heritage Maples\04 03 06 engr's memo.doc
RESOLUTION NO. 06 -
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
Heritage Maples
Case No. P 05-16
WHEREAS, application has been made for final plat approval, pursuant to Section
30-374 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
January 17, 2006; 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 final approval of the plat.
4. The owner of the Property is authorized to record the final plat as required by law
and shall file proof of said recording with the City. No building permits will be
issued for the Property until the final plat is recorded.
5. This final plat approval shall expire one year from the date of this resolution if the
final plat is not recorded within that time.
The foregoing resolution was introduced by Council Member _ and duly
seconded by Council Member _ The following voted in favor of the
Resolution:
The following voted agains~ the Resolution:
The following were absent:
WHEREUPON the resolution is adopted.
Passed and adopted this 17th day of April, 2006.
Stephanie Klinzing, Mayor
Page 2
CERTIFICATE
STATE OF MINNESOTA
COUNTY OF SHERBURNE
CITY OF ELK RIVER
I, the undersigned, being the duly qualified and acting Clerk of the City of Elk River,
Minnesota, hereby certify that the above resolution is a true and correct copy of the
resolution as adopted by the City Council of the City of Elk River on January 17, 2006.
WITNESS my hand officially as such Clerk and the corporate seal of the City this
_ day of , 2006.
Joan Schmidt, City Clerk
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this _ day of
, 2006, by Stephanie Klinzing, Mayor, City of Elk River, Minnesota.
Notary Public
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this _ day of
, 2006, by Joan Schmidt, City Clerk, City of Elk River, Minnesota.
Notary Public
Page 3
EXHIBIT A
LEGAL DESCRIPTION
That part of the Southwest V4 of the Northwest % 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
Page 4
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. 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 wedand mitigation. Drainage easements shall be in
place over the wedand and the wedand mitigation areas.
4. Restrictive covenants shall be recorded on the wedand and the wedand mitigation
areas.
5. A three year monitoring report on the wedand 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.
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.
16. 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
Page 5
storage of equipment, debris or materials. Staff shall inspect fencing prior to grading
commencmg.
17. Water accessibility fees in an amount determined by the city be paid prior to
releasing the plat for recording.
19. The developer shall work with the city on an oak wilt suppression program. This
program shall be approved and in place prior to any tree removal.
20. All comments contained in Rebecca Haug's memos dated 9/13/05 and 9/29/05
shall be addressed.
21. Park dedication fee in the amount applicable at the time of final plat approval shall
be paid for the 52 units.
22. The townhome development shall be for residents 55 and older. The Developer shall
develop a legal covenant, acceptable to the City Attorney, that allows rental or sales
only to individuals 55 or older.
Page 6
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