6.5. SR 02-20-2007
City of Elk River
REQUEST FOR CITY COUNCIL ACTION
Agenda Section Meeting Date
Communi Develo ment Februa 20,2007
Item Description
Request by Elk River Holdings (Ed Dulak III) for the following:
Conditional Use Permit to develop as a PUD
Rezoning from R-1a to PUD
Preliminary Plat approval
Item Number
6.5. A-C
Prepared by
erem Barnhart, Plannin
Reviewed by
Scott Clark, Community Development
Director
Location
The project is located generally east of Cleveland Street (CR 40) and south of 197th Avenue (CR 33,
Viking Boulevard).
Attachments
. Preliminary Plat (11 x 17, dated January 30, 2007)
. Landscaping Plan (11 x 17, dated January 30, 2007)
. Excerpt of Minutes from Council Workshop dated January 8, 2007
. Draft outline of "development standards"
. Request for Action, dated December 4, 2006, including associated attachments
Action Reauested
The applicant requests City Council approval of the Conditional Use Permit, Planned Unit
Development rezoning, and Preliminary Plat.
Overview
Comprehensive discussion can be found in the attached Staff Memo to Council dated December 4,
2006. This memo will focus on the discussion and changes since the City Council review of the
project in December, 2006.
Over the last several months, City Staff, Planning Commission, and City Council have worked with
the applicant in the review of their proposed Liberty Heights Estates preliminary plat through
several public meetings.
A summary of these meetings is as follows:
PC
CC
11-14-06
11-20-06
PC recommended denial on LU, CUP, PUD, and PP
CC requested PC review the layout as if the LU amendment was approved
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Page 2
Liberty Heights Estates
Preliminary Plat
PC identified the following as issues:
o Access of northerly access onto Co 33
o Lot size on east side and south side should transition from "City" lot
to "rural acreage"
o Trails should be provided reducing the distance for pedestrians in the
SE comer of the plat and to reduce the length of the lot sizes.
o A tree preservation plan be developed and accepted by the
environmental administrator, to preserve the rear of lots 2-8, Block
25, the rear portion of lots 1-6, Block 24, and the rear portion of lots
4-9, 18-23, Block 9.
o Overall density
CC 12-04-06 CC reviewed the recommendation from the Pc.
LDA amendment, subject to approval of the PP by March, 2007.
workshop to review additional issues
CC 1-08-07 CC, in a workshop, reviewed the following issues:
o Design of the south side of the plat, including
o Block lengths,
o Park land, and
o Neighborhood qualities
o Additional trails
o Lot Size
o Preservation of natural areas (trees, wedands)
o Preservation of housing product, (Min. floor areas, mm. bldg
materials)
PC
11-28-06
The Council approved the
The Council suggested a
Analysis
At this January 2007, Workshop, after reviewing the above issues, it was the general consensus of
the Council that the following corrections or alterations be made:
1. Shift Edison Street 30 feet in the northwest comer of the plat to the east will bring this street
(and adjacent buildings) out of the tree line in this area.
ACTION: The Developer shifted the street to the approximately 30' to the east, creating
deeper lots on the west side of Edi9son Street. Deepening the lots allows more of the
structure out of the tree line. The lots on the block east of Edison were reduced in depth.
2. The trail connecting the sidewalk network on the north side of the plat to the large wedand
should shift from Cleveland Street to Davis Street, allowing a greater distribution of trail
connections
ACTION: The developer proposes shifting the trail from Cleveland to Davis Street.
Additional trail connections to the trail along the large wedand are proposed at Adams
(north of the wedand), Jarvis and near 194th (east of the wedand), Adams and Buchanan
(south of the wedand)
3. A minimum one acre park should be provided in the SE comer of Buchanan Street and 189th
Avenue.
ACTION: The developer proposes a .8 acre park on the south side of the project, in the
location recommended by the Park Commission and supported by the City Council at a
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Liberty Heights Estates
Preliminary Plat
meeting on January 16th, 2007. The project includes two parks: Park 1 on the south side of
the project, .8 acres, and Park 2, in the middle of the project, south of the school. Park 2 is
7.25 acres. Total usable park land is 8.05 acres. Park dedication will be as follows:
Requirement: 10% of gross land area, less school property.
Total property: (276.82 acres) - School (29.77 acres) = 247.05 acres.
10% = 24.7 acres
Provided
Park 1 (.8), Park 2 (7.25) = 8.05 acres
32.5% provided as land dedication.
67.5% to be provided as cash donation. 67.5% of the 448 lots will
pay park dedication at the time of their plat.
At the time of final plat, park dedication will be due based on the following formula:
Park Dedication $ amount = 67.5% x # lots in final plat phase x park dedication fee at the time of
FP recording.
Example: 65 lot FP in 2010
$179,887.50
= .675 x 65 lots in phase 1 x park dedication fee of $4,100
(assuming $4,100 is the 2010 park dedication fee)
4. The trail through Blocks 4, 5, and 6 should be removed.
ACTION: Trails through blocks 4, 5, and 6 are removed. The sidewalk system remains in
place on one side of the local streets.
5. A trail should be extended from the northern terminus of Adams Street to the trail along the
large wetland, through Block 11 and 12.
ACTION: A proposed trail extends the sidewalk along the west side of Adams Street,
through Blocks 11 and 12, connecting to the trail along the wetland
6. Make south side lots larger.
ACTION: After removing three lots for the park, the majority of the lots in Block 3 were
increased an average of 2,400 square feet. One lot in Block 2 was reduced in size. The lots
along the south property line range in size between 10,099 square feet and 17,683 square
feet. The table below shows the original lots sizes, and the revised lot sizes based on
Council direction.
November.
Block Lot sq ft Feb sq ft Difference
2 1 17, 146 14,583 (2,563)
2 2 13,008 13,008 -
2 3 17,539 17,539 -
2 4 17,683 17,683 -
2 5 13,790 13,790 -
2 6 14,099 14,099 -
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Liberty Heights Estates
Preliminary Plat
3 1 12,267 Removed N/A
3 2 10,872 Removed N/A
3 3 11,918 Removed N/A
3 4/1 10,286 13,423 3,137
3 5/2 10,260 15,438 5,178
3 6/3 10,195 16,024 5,829
3 7/4 10,151 13,416 3,265
3 8/5 10,063 12,110 2,047
3 9/6 9,853 11,796 1,943
3 10/7 9,750 11,625 1,875
3 11/8 9,750 11,625 1,875
3 12/9 9,750 11,625 1,875
3 13/10 9,833 11 ,138 1,305
3 14/11 10,165 10,415 250
3 15/12 9,794 10,099 305
7. Develop minimum building design or "character criteria"
ACTION: The Developer has prepared a draft outline of the anticipated covenant issues,
attached. Staff requests Council authorization to further 'flesh out" the character criteria
with the developer, assuming that the Council is pleased with the proposed layout. Much of
this criteria will be memorialized in the PUD agreement, to be approved by the City Council.
Staff further suggests that
8. Current lot number generally acceptable, although noted that some lots would be lots with
recommended changes.
ACTION: The revised plan shows 449 lots, including the one school lot. This represents a
loss of 3 lots, apparendy for the formation of the south side park.
Recommendation
The Planning Commission reviewed the conditions recommended by staff, and after discussion,
forwarded 21 recommended conditions, should the Council desire to approve the Plat (as proposed
on plans dated October 30, 2006), Conditional Use Permit, and Rezoning to Planned Unit
Development. These conditions can be found in their entirety in the Staff memo dated December
4, 2006.
Staff recommends approval of the Preliminary Plat, as illustrated on plans dated January 30, 2007,
subject to the following conditions:
1. Approval of a Conditional Use Permit, authorizing the property to be rezoned.
2. Rezoning approval from R-la to PUD
3. The 29.75 "School property" acres shall be dedicated to the City, to be used for future
school building. Should the School district not use the property, the City shall retain
ownership for park and recreational uses.
4. All comments and conditions -of the City Engineer's memo dated November 9, 2006 shall be
addressed.
5. All comments and conditions of the Sherburne County memo dated August 18, 2006 shall
be addressed.
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Liberty Heights Estates
Preliminary Plat
6. The location of the northern access onto Co Rd 33 shall be adjusted to the east or west as
required by Sherburne County.
7. The development shall meet all applicable fIre codes. The Fire Chief shall verify the location
of all fIre hydrants, and may require additional hydrants necessary to preserve the health and
safety of the residents.
8. In addition to the easements shown on the preliminary plat, the following easements shall be
provided:
A. Trail easement over all easements located on private property, including those
adjacent to County right-of-way.
B. An easement of suffIcient width to preserve and protect the landscaping
improvements located on private property serving the population at large, including
those along County road 40 and 33.
C. A 25 foot easement adjacent to the outside edge of delineated wedands, to note,
preserve, and protect the required no-touch buffer (See #9 below).
9. A wedand buffer of 25 feet apply to all wedands and a structure setback of 20 feet from the
buffer applies. An exhibit shall be prepared and included in the covenants and Planned Unit
Agreement to illustrate this to future land owners.
10. A NPDES permit is required prior to flnal approval of construction drawings.
11. A detail of the fence within the buffer shall be provided.
12. TraffIc calming measures shall be provided within the existing or approved right-of-way or
deemed necessary by the City Council shall be incorporated into fInal design drawings.
13. Access rights shall be preserved over Oudots G and F for the future access of the exception
parcels in the northwest comer of the plat
14. A tree preservation plan be developed and accepted by the environmental administrator, to
preserve, at minimum the following areas:
A. The rear portion of lots 2-8, Block 25.
B. The rear portion of lots 1-6, Block 24.
C. The rear portion oflots 4-9, 18-23, Block 9.
15. The following fees shall apply:
a. A seal coat fee shall be paid at the time the Final Plat is released for recording. This
fee shall be at the rate applicable at the time of flnal plat recording.
b. Water and sanitary sewer trunk fees. The developer agrees to pay trunk fees at the
rate established by Council from time to time.
c. The Developer shall pay $1,000 per lot as their pro rata share of Cleveland Street
improvements, or $449,000.
d. A Surface water management fee shall be paid at the time the Final Plat is released
for recording.
16. Park dedication shall be provided in the following manner:
a. 7.25 acre City Park south of the potential school.
b. .8 acres of useable open space on the south side of the plat
c. Remainder shall be equal to 67.5% multiplied by the number of lots in the phase
being flnal platted, multiplied by park dedication fee established at the time the Final
Plat is released.
17. Covenants shall be prepared to regulate minimum house size, building materials, etc.
18. A Trunk Sanitary Sewer and Water assessment shall be levied over the entire parcel,
exclusive of the County Road Right of Way and wedands, at the time of the fust flnal plat.
The assessment rate shall be as established by the City Council for that year. When levied,
none of the assessment shall be apportioned to the school site or park properties.
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Liberty Heights Estates
Preliminary Plat
19. A letter of credit in the amount of 100% of the cost of the improvements shall be submitted
prior to the releasing of the Final plat for recording.
20. The land use and bulk regulations for the subject property shall be incorporated into the
Zoning Ordinance for administration purposes. This shall be completed prior to release of
the initial Final Plat.
21. The applicant shall execute a developer's agreement outlining the terms and conditions of
approval for the Final Plat.
22. All required subdivision/park information shall be provided in an electronic format (.dwg
file) as required by the City Ordinance and Land Use Application prior to recording of the
plat.
23. Before the Final Plat of a second phase is approved, the Wetland restoration shall be
completed, the northern park property and the school parcel shall be graded generally flat
and seeded.
Staff also recommends authorization from the City CO,uncil to complete discussions with the
developer regarding the protective covenants and Planned Unit Development Agreement, the later
to be approved by the City Council in the coming months.
Conditional Use Permit. Staff recommends approval of the Conditional Use Permit, allowing the
property to be rezoned to PUD.
Zone Change. Staff recommends the property be rezoned to PUD, subject to approval of the PUD
Development agreement.
Land Use Amendment. Staff recommends that should the City Council accept the layout of the
preliminary plat, this satisfies the condition imposed on the Land Use Amendment that the City
Council approve a Planned Unit Development by March 4, 2007
Respectfully submitted
Jeremy Barnhart, AICP
Planning Manager
City Council Action
Motion by _
Second by _
Vote
Follow Up
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Feb 07 2007 10:41AM PARAMOUNT ENG
6517765591
p.2
FEB-06-2007 10:38 PM ED DUL~K
Rough Draft
651 407 16:55
P.02
Liberty Heights & Estates
Elk River, MN
ARCHITECTIJRAL GUIDELINES: All Builders understand that the de\'cloper shall be the sole
Architectural Control Committee (A.C.C.) and that 1.11 plans and colors ofhome.s are submitted 10
himlher for approval prior to construction. All Builders and homeowners shall adhere to the
following guidelines:
1.
Square Footage:
a. Split Entry
b. Rambler
c. Modified Two Story
d. Two Story
Square feet minimum
Square feet minimum
Square feet minimum
Square feet minimum
2. 8112 minimum Roof Pitch and upgraded Architectural Roof Shingles (i.e. Timberline
30, Horizon or equivalent)
3. Homes in Liberty Heights Estates must have a full natural front elevation (i.e. Brick,
Stone, Hardie BolU'd, Stucco or Wood). Architectural Control Committee encourages
the LISe of window wraps, window grids, shutters, shakes, decorative louvers, front
porcheS and columns.
4. Garages: Developer to encourage turned garages where allowed.
5. BuiJders/homeowners arc responsible for aU city ordinlUlcc requirements.
6. Builders agree to submit to the Archilect\lral Control Committee a full set of
blueprints, elevations of all buildings and exterior colors/types.
7. SodlTrees: Buyer agrees to plant one boulevard tree and sod entire front and side lots
within 30 days ofC.O. -weather pmnitting. See city requirements attached.
S. Escrow: Buyer shall provide 8 S 1500.00 escrow on tho date of closing to ellsure tJte
required tree and sod is installed. After all construction and land soaping is complete
and city is satisfied, the escrow deposit will be returned to Builder and thus the
Buyer.
9. No sheds or out buildings wiD be allowed in Liberty Heights Estates.
10. No buses. trucks, house trailers, unlicensed vehicles, aircraft. traCtors or watCl'cmft
shall be parked or stored on the property except on a temporary basis, not to exceed
14 days. City of Elk River regulations to govern also.
II. No o\"erhead garage doors taller than 10 feet.
12. All mailboxes shall be alike. Buyer shall provide 5200 at closing for 8 one time
provided mailbox.. After closing it is understood that it is the homeowners
responsibility to maintain alike mailboxes.
Buyer Intl
Date
Bllilder Inti
Date
Developer
Date
FILE COpy
City of Elk River
REQUEST FOR CITY COUNCIL ACTION
Agenda Section Meeting Date
Plannin Items December 4, 2006
Item Description
Request by Elk River Holdings (Ed Dulak III) for the following:
Land Use Amendment to extend urban services
Rezoning from R-la to PUD
Conditional Use Permit to develop a~ a PUD
Prelimin Plat a roval
Location
Item Number
6.1 A-D
Prepared by
erem Barnhart, Plannin
Reviewed by
Scott Clark, Community Development
Director
The project is located generally east of Cleveland Street (CR 40) and south of 197th Avenue (CR 33,
Viking Boulevard).
Attachments
.
Request for Action
Request for Action to Planning Commission, dated November 14th, 2006
Supplement to Request for Action to Planning Commission, dated November 28,
2006
Location Map
Preliminary Plat (11 x 17)
Project narrative
Minutes from Council Workshop dated January 9, 2006
Lot table (colored)
Lot Breakdown (colored)
Tree Inventory (8.5 x 11)
Landscaping Plan (8.5 x 11)
NRI information sheets
NRI map
Memo from City Engineer dated November 9,2006
Memo from Sherburne County Public Works dated August 18, 2006
Memo from Burns Township representative dated November 29, 2006
Memo from Environmental Administrator regarding Oak Wilt
.
.
.
.
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.
.
.
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.
.
.
.
.
.
.
Action Reauested
City Council decision regarding the 4 questions.
Case File: 06-03
Page 2
Overview
On November, the Planning Commission reviewed the Land use Amendment, Conditional Use
Permit, Zone Change, and Prel1mln~ry Plat for Liberty Heights Estates. Through this review, the
Pl~nnlng Commission raised several issues, eventually recommending denial of all four applications.
Only one item was not unanimous, the Comprehensive Plan amendment 1bis was a 6-1 vote to
deny, with Chairperson Lemke voting against the motion.
At the November 20th City Council meeting, the Council tabled the review of the preliminary plat,
and requested the Planning Commission review the preliminary plat "as if the property was within
the urban services district". The Pbnnlng Commission held this review at their workshop meeting
on November 28th. Also at this meeting, the Council requested further information, including:
intention of the school district for the subject property and plans for property in adjacent Burns
Township. The Council also requested that additional notice be sent to inform adjacent property
owners about the meeting on December 4th. This notice was mailed to all property owners within
350 feet of the plat boundary on November 22, ~006.
In preparation for the November 28th meeting, Staff prepared a list of the concerns raised by the
Commission, followed by additional information regarding these. This information is attached as .
the "Supplement to Request for Action to Planning Commission, dated November 28, 2006". The
original, complete analysis can be found in the "Request for Action, dated November 14, 2006".
Analysis
Comprehensive Plan Amendment The Planning Commission does not support the extension of
the Urban Service Boundary because they felt no information was presented that sufficiently proved
that there was a benefit to the City for such an expansion. Members of the Commission felt that the
lack of transportation options related to urban densities would create an unnecessary negative
impact on the existing transportation system. The Commission also discussed their concern with
the transition between the large lots of Burns Township, and the smaller lots of River Park
subdivision to the west. The Commission felt that larger lots 11,000 minimum and 14,000 average
was a better use for the property.
Conditional Use Permit A Conditional Use Permit is necessary for a property to be rezoned PUD,
versus standard zoning. Through the review and negotiation of the plat, Staff and the developer
have worked together to mlnlml7.e any potential negative impacts on the surrounding property,
while preserving the character of the community. The Planning Commission does not support the
Conditional Use Permit to allow the PUD zoning because of their lack of support for the
Comprehensive Plan amendment.
Rezoning The applicant proposes rezoning the property from R-1a to PUD. The Planning
Commission does not support the rezoning of the property to a POO because of their
recommendation regarding the Comprehensive Plan Amendment.
Prelimln~ry Plat The Planning Commission does not support the preliminary plat due in part to its
belief that the urban service boundary should not be expanded. However, as requested by the City
Council, the Planning Commission critiqued to plat, and offers the following comments:
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Lot Size: The Commission felt a minimum lot size of 11,000 sq ft, with an average of 14,000
was more appropriate for the area.
Trails: The Commission felt that more trails be added, specifically through block 9 and 11.
These trails would reduce the distance a resident would need to walk to get to the large park and
school site.
Open Space: The Commission felt that additional open space was necessary in the
southern portion of the Plat. This seems to concur with the Park and Recreation Commissions
recommendation to provide for a minimum of 2 useable acres along the southern edge of the plat
Recommendations: The Planning Commission reviewed the conditions recommended by
staff, and after discussion, forwarded the fonowing tecommended 21 conditions, should the Council
desire to approve the Plat (as proposed on plans dated October 30, 2006).
1. The 29.75 "School property" acres shall be dedicated to the City, to be used for future school
building. Should the School district not use the property, the City shall retain ownership for park
and recreational uses.
2. All comments and conditions of the City Engineer's memo dated November 9, 2006 shall be
addressed.
3. All comments and conditions of the Sherburne County memo dated August 18, 2006 shall be
addressed
4. The location of the northern access onto Co Rd 33 may be adjusted to the east or west as required by
Sherburne County.
5. The development shall meet all applicable fire codes. The Fire Chief shall verify the location of all
fire hydrants, and may require additional hydrants necessary to preserve the health and safety of the
residents.
6. In addition to the easements shown on the preliminary plat, the following easements shall be
provided:
A. Trail easement over all easements located on private property, including those adjacent to
County right-of-way, and through blocks 4,5, and 6.
B. An easement of sufficient width to preserve and protect the landscaping improvements
located on private property serving the population at large, including those along County
road 40 and 33.
C. A 25 foot easement adjacent to the outside edge of delineated wetlands, to preserve and
protect the required no-touch buffer.
7. A wetland buffer of 25 feet apply to all wetlands and a structure setback of 20 feet from the buffer
applies. An exhibit shall be prepared to illustrate this to future land owners.
8. A NPDES permit is required prior to final approval of construction drawings.
9. The buffer planting program shall be extended to the north side of the plat, along the southern right-
of-way line of County Road 33.
10. A detail of the fence within the buffer shall be provided
11. Traffic calming measures as adopted by the City Council be incorporated into final design drawings.
12. The northwest comer of the plat should be reconfigured to provide opportunity for the exception
pieces to be incorporated into the neighborhood, without irregular lot shapes.
13. A tree preservation plan be developed and accepted by the environmental administrator, to preserve,
at minimum the following areas:
A. The rear portion of lots 2-8, Block 25.
B. The rear portion of lots 1-6, Block 24.
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C. The rear portion oflots 4-9, 18-23, Block 9.
14. The following fees shall apply:
a. A seal coat fee shall be paid at the time the Final Plat is released for recording. This fee shall
be at the rate applicable at the time of final plat recording.
b. Water and sanitary sewer trunk fees. The developer agrees to pay trunk fees at the rate
established by Council from time to time.
c. The Developer shall pay $1,000 per lot as their pro rata share of Cleveland Street
improvements.
d A Surface water management fee shall be paid at the time of final plat recording.
15. Park dedication shall be provided in the following manner:
a. 9.98 acre City Park south of the potential school.
b. 2 acres of useable open space in the southeast comer of the plat
c. The balance shall be form of cash in an amount relative to the percent of the requirement
not provided, applied equally to the number of lots. Fee to be determined at the time each
phase is final platted.
16. Covenants be prepared to regulate minimum house size, building materials, etc.
17. A Trunk Sanitary Sewer and Water assessment shall be levied over the entire parcel, exclusive of the
County Road Right of Way and wetlands, at the time of the first final plat. The assessment rate shall
be as established by the City Council for that year. When levied, none of the assessment shall be
apportioned to the school site or park properties.
18. A letter of credit in the amount of 100% of the cost of the improvements shall be submitted prior to
the releasing of the Final plat for recording.
19. The land use and bulk regulations for the subject property shall be incorporated into the Zoning
Ordinance for administration purposed This shall be completed prior to release of the initial Final
Plat.
20. The applicant shall execute a developer's agreement outlining the terms and conditions of approval
for the Final Plat.
21. All required subdivision/park information shall be provided in an electronic format (.dwg file) as
required by the City Ordinance and Land Use Application prior to recording of the plat.
22. Wetland restoration shall be completed and the park properties graded and seeded as part of the first
phase.
RespectiUllysuhnritted
S~A1CP
Planning Manager
City Council Action
Motion by _
Second by _
Vote _
Follow Up
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FilE COpy
City of Elk River
REQUEST FOR PLANNING COMMISSION
ACTION
Agenda Section
P . Items
Item Description
Request by Elk. River Holdings (Ed Dulak ill.) for the following:
Rezoning from R-la to PUD
Preliminary Plat approval
Land Use Amendment to extend urban services
Conditional Use Permit to develo as a PUD
. Item Number
5-6 - 5.9
Meeting Date
November 14, 2006
Prepared by
Barnhart, P
Reviewed by
Scott d.ark
Location
. The project is located generally east of Cleveland Street (CR 40) and south of 19? Avenue (CR. 31,
Viking Boulevard).
Attachments
· Request for Action
· Location Map
. Prelimin~ry Plat
· Project narrative
· Lot table
· Reduced Tree Inventory
· NRI information sheets
· NRI map
· Memo from City Engineer dated November 9, 2006
Memo from Sherburne County Public Works dated August 18, 2006
· Memo from Environmental Administrator regarding Oak WIlt
Action Requested
Staff is suggesting the Planning Commission recommend approval, subject to several conditions.
Planning Commission Action Motion by _
Second by _
Vote
Follow Up
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Page 2
------
location: Southeast comer of County Highways 31 13/40. Genenlly east and north east of
the Riverpark neighborhood.
Zoning: Ria land Use: Rural Residential
Adjacent
Zoning:
N - Ria
Adjacent
land Use:
N -Rural Residential
E - [City of Ramsey]
S -Ria
W - PUD residential
E - Rural Res;nential
S - Rural Residential
W - Urban Residential
Proposed Zoning PUD Residential Proposed
land Use
Site Area: 276.82 acres, including 6.51 acres of County ROW
Conforms: Land Use Plan - Yes
Zoning Code - Yes
Subdivision Code - Yes
Urban Residential
120 Day Rule: Action must be taken on this,request by February 28,2007.
Overview
Over the last couple of years, the developer approached the City about extending the urban service
district to serve the subject property. In a January workshop, the City Council reviewed and
discussed the plan for Liberty Heights Estates, which included the provision of a large (29.75 acre)
parcel for future school needs, preservation of a large wetland in the 'center' of the development to
serve as a natural amenity, and a 10 acre parcel to serve park needs of the neighborhood and
surrounding area. In its review, the City CounC::il outlined the following stipulations:
Minimum lot size of 9,750 square feet
An average lot size of 11,000 square feet
Requirements for review
The review of several land use applications were considered for this report, including Conditional
Use Permit (to allow for a Planned Unit Development subdivision), Land Use amendment (to
extend the urban service district into the subject property), rezoning (to rezone the property from R-
ia to PUD), and a p.tt"lim;l'lgry plat (to start the subdivision process). In an effort to reduce
redundant statements and infOIIlJation, Staff consolidated the comments gathered from the review
of these requests, and incorporated them into the review of the prf>l;m;mlry plat This is also done
as the p.tt"l;m;l'lRry plat more comprehensively illustrates the proposal. Staff is recommending
approval of the prf>lim;l'lgry plat, subject to several conditions. Staff is also recommending approval
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of the rezoning. comprehensive plan amendment, and conditional use pemri.t subject to other
conditions, including the approval of the prf':limina.ry plat. Should the Preliminary plat not be
approved, then all subsequent recommendations become null and void: the property would not be
rezoned, or the urban service district be eXtended.
Analysis
Comprehensive PJan Amendment. The subject property is located outside of the urban services
district. The applica.nt is requesting a comprehensive plan amendment to extend water and sanitary
sewer services to the property. In exchange, the applicant is proposing the dedication of 29.75 acres
to the city, to be used for the construction of a future school The land would be gtaded and seeded
for stabilization purposes. There has been some discussion that should the school district not use
the land within a period of time (presently Undefined), the land would remain under city ownership,
for park and open space purposes. An agree!D.ent should be completed between the School District
and the City regarding this issue.
Rezoning The subject property is zoned Ria.. The applicant is proposing a PUD zoning, which
pemri.ts . g1:ea.ter design flexibility by allowiD.g modiE.cation of lot and building area., among other
options. The PUD development must remain consistent with the intent and purpose of the
comprehensive plan, while hot adversely affecting adjacent property.
The plan as presented appears appropriate with an extension of the urban services area, and helps
address a need for park land and school expansion in this area. of the community.
Conditional Use Permit A Conditional Use Permit is necessary for a property to be rezoned PUD,
versus standard zoning. Through the review and negotiation of the plat, Staff and the developer
have worked together to m;nim;7.e any potential negative impacts on the surrounding property,
while preserving the character of the community.
Comprehensive Plan
The subject property is guided for rural residential. With the proposed amendment to the
comprehensive plan, the land use as proposed appears to be consistent with the surrounding area,
which is predominately residential, with some pockets of institutional (School).
Lots. The proposed prelim;mny plat includes 452 single family residential lots, and 6 outlots on
276.82 acres. Lots range in size from 9,750 to 36,887 square feet, with th.e average lot size being
12,815 square feet. The gross density proposed is 1.6 units per acre. Net density, exclusive of the
school and County Right of way, is 1.88 units per acre. The lot size appears consistent with the
direction given by the City Council, and of an area served by urban services. The layout is largely
consistent with the original concept plan reviewed by the phlf'1n;ng Commission and City Council
last winter.
There are two exceptions in the northwest comer of the plat that should be addressed through the
planning process. These exceptions are existing home sites owned by other parties, not requesting
services or platting at this time.
The northern one of the two exceptions, owned by Mr. Ron Middlestadt, is in the extreme
northwest comer of the plat. While not desired now, it is advantageous to provide some access to
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the interior street system should the property wish to develop. The applicant has reserved some
land via. out lot F, for future access. It is suggested that Lot 1, Block: 23 be included in this
reservation, to allow future m~yjm1'7.ation of the land This would make Lot 1, Block 23 an out lot,
pending development of the Middlestadt property.
The southem. of the two, which is actually 2 pa.ICels owned by MI. and Mrs. Morda.l and Mt. and
Mrs. SuIliva.n, is located near the NW comer of the proposed school property. Access to this lot is
reserved via. out lot E. The adjacent Lot 2, Block 25 is irregularly shaped It is suggested that Lot 2,
Block 25 be 'squared up', allowing a more common connection to the exception piece in the future.
Specific infottaa.tion regarding the anticipated buildings has not been provided, partly due to the
builder not being identified at this time. Staff suggests that as part of the Planned Unit
Development regulations and development agreement, appropriate covenants regarding housing
size, building materials, etc, be developed
Natural Resources
The Natural Resource Inventory provides the City with extensive data related to the location and
quality of natural resources in the city. The Natural Resource Inventory does indicate several natural
resources withip the subject property. These features include:
Oak. woodland/ brushla.nd (Generally southeast central portion of site)
Oak. Forest (Genera.Ily northwest comer of site)
Nonnative wetlands (Genera.Ily southeast comer of site)
Nonnative deciduous forest
Genera.Ily, the layout of the plat attempts to preserve the natural resources found on site. The
location of the wetlands in the middle and in the SE comer aIe preserved as public open spaces.
Wet1a.nds in the east central portion are preserved in rear yards. The Oak. forest in the northwest
comer will see some impact, as proposed. To help understand the impact grading, street, and utility
improvements have on the existing vegetation,. the developer has prepared a tree inventory, as
requested by staff. The tree inventory identifies all trees over 8" in diameter, at breast height,
plotted their locations on a map, and gave an indication on their condition. The developer has taken
steps to preserve pockets of trees and timber area throughout the plat, including:
· The rear portion oflots 4-9, 18-23, Block 9. Several trees in this area will be retained
· The rear portion of lots 1-6, Block 24. Several trees along the right of way with Twin
Lakes Road will be retained, preserving a buffer depth of 15-25 feet
· The rear portion of lots 2-8, Block 25. Several trees in this a.Iea. are not impacted with. the
utility, grading, or house construction, and can be retained. It is suggested that as Final Plat and
construction dra\li~gs are submitted. a tree preservation plan showing tree protection fence be
developed.
Staff has also received correspondence regarding the potential for Oak. wilt within the subject
property. A copy of this letter is attached. Based on the tree survey. there is widespread evidence of
Oak. Wilt The developer will work with the city on Oak wilt prevention and mitigation.
An NPDES permit application for Storm water Pollution Prevention Plan is required prior to Final
Plat approval.
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Parks
The Park dedication requirements for the subject property is equal to 10 percent of the land area,
excluding the school property (29.75 acres), and the County Road ROW (6.51 acres).
Totill Plat size
School Property
County ROW
Adjusted Plat Total
276. 82 acres
29.75 acres
6. 51 acres
240.56 acres
10% of adjusted total acres = 24.1 acres
Land dedicated: .
City Park
City Park
Total land dedicated
- 9.98 acres
- '1.00 acres
10.98 acres
Park dedication required
Park dedication provided in land
Balance to be paid as cash in lieu
24.1 acres
10.98 acres
13.12 acres
Ratio of park dedication r~ml'l;T'l;T'lg to be provided = 54%
Prior to release of the final plat, each lot shall pa.y 54% of the pm dedication fee established by the
Council at the time of final.plat recording.
Example:
In 2007, Final plat includes 6710ts. For 2007, the City Council has established
$3,000 as the park dedication fee. $3,000 :x 54% = 1,620.. Park dedication fee amount shall equal
$1,620:x 67 = $108,540.
Comprehensive Park Plan The Comprehensive Park Plan does not indicate any park target area,
but does highlight the need for a trail corridor along the adjacent county highways.
Parks and Recreation Recommendation The Park Commission reviewed the proposal at their
meeting in June, and recommended mid block trails, and the provision of a 2 acre park on the
south portion of the property. A 1 acre parcel is provided.
Transportation
Access to the subdivision is provided via several intersections with adjacent County highways,
including two connections on the west side with County Highway 40, via Liberty Heights Drive and
189tb avenue. It is possible that the intersection of Liberty Heights Drive and County Road 40 may
require a stop light or other traffic control in the future.
Access to the property from the north (Viking Boulevard, County 31) will be via a presently
llT'lT'll'lmed road. Additional right of way is being provided along the north property line to
accommodate future expansion needs of County Highway 31. This plat does not prevent or inhibit
the ability for the county to connect County 31 to County 33 in the future.
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Additional local road connections are proposed to the east (via. 196th, uberty Heights Drive, and
189th Avenue) and to the south (Buchanan Street).
A portion of Liberty Heights Drive will include a 15 foot wide bouleVard section. The interior
treaiment of this boulevard has not been identified.
Internal vehic:ulat circula.tion will be provided via. a series of curv.ilinear streets loosely based on a
grid in the south portion of the plat. In the northem portion of the plat, a series of short blocks
provide adequate access and t:raf.5.c disttibution. To help control higher than desirable speeding in
the neighborhood, it is envisioned that a series of traffic ca lm;ng features will be implemented
throughout the neighborhood, pending completion and adoption of tra.ffic calming standards.
These traffic calming features will likely be implemented within the proposed right-of-way and
identified as part of the final plat.
In an effort to stimulate development, and provide additional traffic disttibution options, the City
and County agreed to improve Oevela.nd Street (County Highway 40) The developer provided
ROW to facilitate these improvements. A portion of the city's financial responsibility is being
applied to developments in the area., including River Park. and Liberty Heights estates. This portion
is equal to $1,000 per single family residential lots. The tra.ffic disttibution options that Oevela.nd
street provides are all the more important due to the development of Liberty Heights Estates.
Pedestrian circulation is provided via. a series of trails and sidewalks:
SIdewalks. A sidewalk is provided on one side of each interior street, with exception of
Liberty Heights Drive, where a sidewalk is located on both sides of the street Sidewalks are
concrete, and a minimum of 5 feet in width.
Trails. Per the direction of the Parks and Recreation commission, several trails are proposed
throughout the development Trails are proposed along rl?-e perimeter of the large wetland, with
several connections to the adjacent street and sidewalk system. A trail is proposed along the eastem
side of County Highway 40. A mid block tra.il is also proposed through blocks 4, 5, and 6. This tra.il
will provide easier access for the lots in this area of the neighborhood with the large park, schoo~
and open space portions of the development The Park and Recreation depariment is currently
reviewing potential trail head identifiers, including planting aJ;ld crosswalk standards. All trails will
be 10 feet in width and bituminous. An easement will need to be provided over all trails located on
private property.
The Phnning Commission and City Council should provide direction regarding a trail along Co
highway 13, or 33.
Utilities
The developer is expected to pay the costs to extend water and sanitary sewer to the property, which
includes the actual cost to put the infrastructure in the ground, and applicable water and sanitary
sewer trunk fees.
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Water Municipal water will be provided to the site via two connections from the west, one at
Liberty Heights Drive, and another at 189th Avenue. Water will be circulated and looped throughout
the site, providing secondary sources of water for emergency and water quality needs. Future
connection points are provided to the south (BUr:h$lTHJn street).
The City Engineer will need to approve the location of all hydrant locations as part of the fotm.al
approval of the construction documents; this may result in the provision of a.dditional fire hydnnts.
Sanita1;y Sewer. Saoitary sewer will gravity flow throughout the project, to a new lift station in the
northwest comer of Liberty Heights Drive and Bur:'h~T'I~T'l Street This lift station will direct flow to
the Riverpark development, where it enters the municipal system. A portion of the sanitary sewer
will route through the school/ city property.
Storm. Sewer. Storm. water will be collected via a series of on street catch basins, and rear yard catch
basins and route to one of several treatment ponds sCattered throughout the project, before
discharging ultimately in the wetland.
The City Engineer has developed comments regarding the utility and gnding plans. These
comments are not expected to drastically alter the layout of the neighborhood. These comments
should be addressed as part of the final plat and construction drawing development of the plat.
Landscaping
The developer has proposed a landscaping plan, wi.th includes boulevard and buffer plantings:
Street trees. Staff has encouraged the developer to plant street trees, in part to better enhance the
neighborhood, define the streets cape, and calm t:ta.ffic. As part of the PUD negotiation, staff had
recommended 1 tree per 40 lineal feet of street frontage, to be planted by the developer at a given
date. The plan does show boulevard trees, though not at the ratio suggested by staff. Staff feels that
the plan as presented meets the goals stated above. Staff supports the Boulevard tree planting plan.
The boulevard tree planting. does not satisfy the individual yard trees planted by the property
owners.
Buffer trees. The developer also proposes buffer plantings ~ong the eastern edge of County
Highway 40 and a portion of County 33. This buffer helps define the "private" portions of the
property from the public streets. The buffer plantings include a variety of O'ver story (Maple, Oak,
Linden), omamental (Birch, Crabapple, etc), evergreen (pine, spruce, etC) and large shrubs. The
buffer area along County 33 (Viking Boulevard) includes a 1-2 foot berm above the surface of the
road. Along County 40, south of the park, the berm is more pronounced. A fence is also proposed
along County Highway 40, though not detailed. This fence should be detailed prior to :final plat
approval. The ratio of plantings proposed along Co 40 are recommended by staff: lover story, 1
omamental, 1.5 evergreen, and 3 shrubs per 40 feet of buffer frontage. Staff suggests that the
buffer planting be extended along the entire frontage of County Highways 33. North. of the school/
city property, a new buffer is not recommended, as existing trees provide the separate of space. If,
during construction it is agreed that the trees should be removed, a new buffer should be provided..
Signoge
No entrance or neighborhood identification signage has been identified.
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Recommendations
Staff recommends that the Planning Commission support the Land Use Change, incorporating the
subject property into the Urban Services District, subject to:
1 Approval of the rezoning and preliminary plat approval
2. Developer agreeing to pay for water and sewer trunk: assessments
Staff recommends that the Plllnn;ng Commission support the rezoning from R-1a to PUD, subject
to
1 Development of a rezoning exhibit
2. Approval of the preliminary plat for Liberty Heights Estates, dated October 30, 2006
3. Development and incorporation of land use and bulk regulations for Liberty Heights
Estates into the City Code of Ordinances
Staff recommends that the Planning Commission support the Conditional Use Permit, pem:ritting
the property to be developed as a Planned Unit Development, subject to:
1. Plans dated October 30, 2006
2. Approval of the Preliminary Plat for Liberty Heights Estates
Staff recommends that the Planning Commission support the Pr("liminary Plat application for
Liberty Heights Estates, as illustrated on plans dated October 30, 2006. This support is subject to
the following conditions, which should be made a part of the resolution to approve:
1 The 29.75 "School property" acres shall be dedicated to the City, to be used for future
school bniMing. Should the School district not use the property, the City shall retain
ownership for park and recreational uses.
2. AIl comments and conditions of the City Engineer's memo dated November 9, 2006
shall be addressed.
3. AIl comments and conditions of the Sherburne County memo dated August 18, 2006
shall be addressed.
4. The development shall meet all applicable fire codes. The Fire Chief shall verify the
location of all fire hydrSnts, and may require additional hydrants necessary to
preserve the health and safety of the residents.
5. In addition to the easements shown on the preliminary plat, the following easements
shall be provided.:
A. Trail easement over all easements located on private property, including those
adjacent to County right-of-way, and through blocks 4,5, and 6.
B. An easement of sufficient width to preserve and protect the landscaping
improvements located on private property serving the population at large,
including those along County road 40 and 33.
C. A 25 easement adjacent to the outside edge of delineated wetlands, to
preserve and protect the required no-touch buffer.
6. A wetland buffer of 25 feet apply to all wetlands and a structure setback of 20 feet
from the buffer applies. An exhibit shall be prepared to illustrate this to future land
owners.
7. A NPDES permit is required prior to final approval of construction drawings.
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8. The buffer planting program shall be extended to the north side of the plat, along the
southem right-of-way line of County Road 33.
9. A detail of the fence within the buffer shall be provided.
10. Traffic calming measures as adopted by the City Council be incorporated into final
design drawings.
11. The northwest comer of the plat should be reconfigured to provide opportunity for
the exception pieces to be incorporated into the neighborhood, without irregular lot
shaped.
12. A tree preservation plan be developed and accepted by the environmental
anmini!::trator, to preserve, at minimum the following areas:
A. The rear portion of lots 2-8, Block 25.
B. The rear portion of lots 1-6, Block 24.
. C. The rear portion of lots 4-9, 18-23, Block 9.
13. The following fees shall apply:
a. A seal coat fee shall be paid at the time the Final Plat is released for
recording. This fee shall be at the rate applicable at the time of final plat
recording.
b. Water and sanitary sewer trunk fees. The developer agrees to pay trunk fees
at the tate established by Council from time to time. .
c. The Developer shall pay $1,000 per lot as their pro rata share of Cleveland
Street improvements.
d. A Sw:face water. management fee shall be paid at the time of final plat
recording.
14. Park dedication shall be provided in the following manner:
a. 9.98 acre City Park south of the potential schooL
b. 2 acres of open space in the southeast comer of the plat
c. The balance shall b.e form of cash in an amount relative to the percent of the
requirement not provided, applied equally to the number of lots. Fee to be
determined at the. time each phase is final platted.
15. Covenants be prepared to regulate minimum house size, building materials, etc.
16. A letter of credit in the amount of 100% of the cost of the improvements shall be
submitted prior to the releasing of the Final plat for recording.
17. The land use and bulk regulations for the subject property shall be incorporated into
the Zoning Ordinance for administration purposed. This shall be completed prior to
release of the initial Final Plat.
18. The applicant shall execute a developer's agreement outlining the terms and
conditions of approval
19. All required subdivision/park information shall be provided in an electronic format
(.dwg file) as required by the City Ordinance and Land Use Application prior to
recording of the plat.
o~
Jlemy Bai:nhart, AICP
Phlnn;ng Manager
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SUPPLEMENT TO REQUEST FOR ACTION DATED
NOVEMEBR 14, 2006
City of Elk River
REQUEST FOR PLANNING COMMISSION
ACTION
Agenda Section
P . Items
Item Description
Request by City Council to critique the Preliminary Plat of
Lib He. hts Estates
Item Number
2
Meeting Date
November 28, 2006
Prepared by
erem Bamhart, Plannin
Reviewed by
Scott Clark, Community Development
Director
Attachments
. Supplement to Request for Action
. Request for Action dated November 14, 2006 (Copy)
. Preliminary Plat October 30, 2006 (Reduced)
. . Landscaping Plan (Reduced)
. Lot table (Color)
. Boundary Lot table
. Tree Inventory (Reduced)
. Applicant narrative dated October 24, 2006
. Memo from City Engineer dated November 9, 2006
. Synopsis letter from City Engineer dated January 17, 2006
. Memo to Planning Director McPherson dated July 12, 2005
. Minutes from City Council workshop dated January 9,2006
. Memo from Sherburne County Public Works dated August 18, 2006
. Memo from Anoka County Highway department dated November 20, 2006
. Memo from Burns Township dated November 20,2006
. Comparisons: Similar development
Action Reauested
At their meeting on November 20,2006, the City Council opened and continued the public hearing for
Liberty Height Estates until December 4th, deferring discussion until staff could provide further
information regarding the Phmo1og Commission comments, and the School Board could address their
intention for the school property. Specifically, the Council requested the Planning Commission critique
the preliminary plat, assuming that the property was within the urban services boundary.
Planning Commission Action Motion by _
Second by _
Vote
Follow Up
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Page 2
Overview
The purpose of this memo is to provide additional information or a specific response to items of
concern identified by the Planning Commission at their meeting on November 14, 2006. The
Commission may use. this information on the evaluation of the Preliminary Plat and provide
recommendation or comments to the Council for their meeting on December 4th.
Concern: What does the City receive in exchange for extending the urban services
boundary? Once a decision has been made to extend the urban service district (USD) boundary,
the next question is where. It seems apparent that the present boundary may fluctuate over time,
based on comments from the Planning Commission and City Council., in response to market
demands and property owner desires. For the most part, the current boundary between urban and
rural services has been defined and development completed. Established rural development abuts
over 75% of the USD line. Of the remaining 25%, over half is frontage owned by Cargill, which is
unlikely to be included in the future. Of the remaining land the subject property represents some of
the best possibilities, in terms of cost-benefits based on incurred expenses for trunk line extensions.
The City went to great expense to extending the urban services to this region. The City can enlarge
the population to help pay these dollars with little or no additional city cost. The developer will pay
for lateral extensions, including the lift station, and pay trunk assessments, including the assessments
for the school property. Lastly, the developer has agreed to provide the 30 acre school site. The
value of this land in the urban service district is conservatively estimated at 1.5 million dollars.
Concern: What does the City receive in exchange for PUD
Staff had not provided clear information as to what the City received in exchange for the property
being developed as a Planned Unit Development (PUD).
In addition to the concessions granted by the developer for extension of the urban Serv1ces
boundary, the developer has' agreed to:
1. Donate to the City the wetland credits created through the development. These credits,
approximately 30 acres worth, can be sold on the open market, or used to offset wetland
requirements on city projects. Projected worth is approximately $1 per square foot, or
approximately $1.3 million.
2. Enhancing the existing wetlands, which are presently low quality wetlands.
3. Provision of County Road right of way (33 and 40), totaling approximately 6 acres.
4. Provision of a 30 acre school site with trunk sewer and water paid.
Concern: Density. Several comments were made regarding the density as too high. Density
is total units/ total acreage exclusive of Co Rd ROW.
Total acres
School acres
Park Acres
Co Rd ROW
276
29.75 acres
10.98 acres
6 acres
units / acres = density
452 / 270 = 1.67
While no density number has been established as a goal, the proposed density of 1.67 is considered
very low for an area being served by urban services. While Elk: River is not part of the Metropolitan
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Council, the Met Council strives for a density range between 3-5 units per acre in areas served by
their sanitary sewer in order to maximize their investment in this utility.
Additionally, the lot size and density is somewhat a function of the direction provided by the City.
In July of 2005, then Planning Director McPherson received a memo dated July 12, 2005 (attached)
outlining the basis for the number of lots. This basis followed the methodology established by Staff.
The density is based on the number of 14,000 sq ft lots plus adjacent street ROW (14,000 with an
assumption of 20% for adjacent right of way), applied to the whole property, exclusive of the 40
acre wetland, which provided a mathematical possibility of 570 lots. The density is 2.6 units per acre.
The developer then proposed a plan with 500 lots to the City Council in April of 2005. In January, a
plan was presented with 469 units. With the Council direction regarding lot size minimums, the
number of lots dropped to 452.
Concern: Staff sensed that some concern regarding the density was based on the scale of
the development, and the incomplete information provided to the Commission comparing
this project to other projects in the community. The gross density proposed is 1.67 units per
acre. Net density, exclusive of the school and County Right of way, is 1.88 units per acre. Staff has
prepared an exhibit, imposing the layout of the subject plat over existing, established neighborhoods
in the City's urban services district. Based on this review, it appears that the density and park/
school donation is consistent with these other neighborhoods.
Concern: Lot size too small In January, the City Council discussed the project, and directed the
applicant to provide an absolute minimum lot size of 9,750 square feet, and an overall average of
11,000 sq feet. A copy of the minutes are attached for the Commissions information. The
developer made modifications to the plat, maintaining the minimums established by the City
Council. The actual average is 12,815 square feet.
Discussion requested comparisons to R-1b (12,000 sq ft), R-1c (11,000 sq ft) and R-1d (14,000 sq
ft). The attached table shows the lots meeting these established standards.
Concern: Transitional Lot size. There was discussion regarding the lot size along the east and
north sides of the development. There was an apparent desire to create a transition between the
urban district and rural areas. Some of this concern came from adjacent (Bums Township) property
owners.
There are 43 lots within the plat along the east boundary. These lots average is size 14,800 square
feet, and only 2 are less than 11,000 sq ft.
Assuming additional buffer or transition between residential uses is appropriate, additional
landscaping could be required.
Concern: A statement was made regarding the number of trees lots due to the development.
It is clear that significant trees will be lost due to street and utility construction, lot grading, and
eventually house construction. It is also cleat that the City is not in a position to require all trees to
be retained, due to the nature of development. Should the property be developed as a rural district,
there is no guarantee that more trees will be saved. As a PUD, the City has more opportunity to
negotiate the preservation of the trees. It should he noted that the City is working on addressing
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this regulatory weakness. Staffs focus throughout the review was how many trees could be saved
through the design of the project
The recommended conditions include direction to the Environmental Administrator and other staff
to locate appropriate tree protection fencing to preserve a maximum amount of trees. This fencing
would be completed as part of the grading approval for the plat, and inspected periodically for
compliance.
With the implementation of the landscape plan, include street and buffer trees, there will be more
trees on the site that were lost
Concern: Access and # of access
A concern was noted regarding the number of accesses onto existing improved roads.
Access to the subdivision is provided via several intersections with adjacent County highways,
including two connections on the west side with County Highway 40, via Liberty Heights Drive and
189th avenue. It should be noted that the final location of the northern drive is undetermined, and
will be based on where the County allows the access, after the final route of the road is determined
The access may shift from the middle (as presently shown) to the east, or to the west. A condition is
suggested that the location of the drive remain flexible, and will be determined at the time of final
plat approval of lots adjacent to the road.
These are comparable to other, recently approved plats:
River Park, 400 units 2 direct accesses, 4 via adjacent neighborhoods
Trott Brook Farms, 500 units 3 direct accesses, 3 via adjacent neighborhoods
Nordic Woods, 200 units 2 direct accesses, 0 via adjacent neighborhoods
Since the review of the plat in January, the City and County have made progress is the provision of
additional east-west collectors:
193rd Street is planned to be extended from its current location east to connect to Twin
Lakes road. A public hearing is scheduled for mid January to select a final route. Construction on
the road is expected between 2008 and 2010.
Cleveland Street will be completed in 2007, and open for traffic. Many of the property
owners, including the Liberty Heights Estates property owner, gave right of way for the road
improvements.
Concern: A concern was noted that pedestrian circulation was inadequate.
Pedestrian circulation is provided via a series of trails and sidewalks:
Sidewalks are located on at least one side of the street throughout the plat, and trails along the
county roads, and in select locations throughout the plat. While there is no overpass linking the
school district properties, the issues has been researched:
An underpass was found to not be feasible, due to the high water table. It is unrealistic to
require a developer to provide for an overpass.
There is a controlled intersection at Twin Lakes, and Co Rd 40 for safe crossing. It is
anticipated that upon final build out of the Development, a traffic signal will be added at Liberty
Heights Drive and Co Rd 40.
A trail should be added along Co Rd 33 and Twin Lakes; a condition is suggested.
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Recommendation
Staff recommends that the Planning Commission support the Preliminary Plat application for
Liberty Heights Estates, as illustrated on plans dated October 30, 2006. This support is subject to
the following conditions, which should be made a part of the resolution to approve:
1. The 29.75 "School property" acres shall be dedicated to the City, to be used for future
school building. Should the School district not use the property, the City shall retain
ownership for park and recreational uses.
2. All comments and conditions of the City Engineer's memo dated November 9, 2006
shall be addressed.
3. All comments and conditions of the Sherburne County memo dated August 18, 2006
shall be addressed.
4. The location of the northern access onto Co Rd 33 may be adjusted to the east or
west pending final determination from Sherburne County.
5. The development shall meet all applicable fire codes. The Fire Chief shall verify the
location of all fire hydrants, and may require additional hydrants necessary to
preserve the health and safety of the residents.
6. In addition to the easements shown on the preliminary plat, the following easements
shall be provided:
A. Trail easement over all easements located on private property, including those
adjacent to County right-of-way, and through blocks 4,5, and 6.
B. An easement of sufficient width to preserve and protect the landscaping
improvements located on private property serving the population at large,
including those along County road 40 and 33.
C. A 25 easement adjacent to the outside edge of delineated wetlands, to
preserve and protect the required no-touch buffer.
7. A wetland buffer of 25 feet apply to all wetlands and a structure setback of 20 feet
from the buffer applies. An exhibit shall be prepared to illustrate this to future land
owners.
8. A NPDES permit is required prior to final approval of construction drawings.
9. The buffer planting program shall be extended to the north side of the plat, along the
southern right-of-way line of County Road 33.
10. A detail of the fence within the buffer shall be provided.
11. Traffic calming measures as adopted by the City Council be incorporated into final
design drawings.
12. The northwest comer of the plat should be reconfigured to provide opportunity for
the exception pieces to be incorporated into the neighborhood, without irregular lot
shaped.
13. A tree preservation plan be developed and accepted by the environmental
administrator, to preserve, at minimum the following areas:
A. The rear portion of lots 2-8, Block 25.
B. The rear portion of lots 1-6, Block 24.
c. The rear portion oflots 4-9, 18-23, Block 9.
S:\PLANNING\Case Files\2006\Plat\P 06-03 Liberty Heights Estates\StaffReport to PC workshop 11-28-06.doc
Case File: 06-03
Page 6
14. The following fees shall apply:
a. A seal coat fee shall be paid at the time the Final Plat is released for
recording. This fee shall be at the rate applicable at the time of final plat
recording.
b. Water and sanitary sewer trunk fees. The developer agrees to pay trunk fees
at the rate established by Council from time to time.
c. The Developer shall pay $1,000 per lot as their pro rata share of Cleveland
Street improvements.
d. A Surface water management fee shall be paid at the time of final plat
recording.
15. Park dedication shall be provided in the following manner:
a. 9.98 acre City Park south of the potential school.
b. 2 acres of open space in the southeast comer of the plat
c. The balance shall be form of cash in an amount relative to the percent of the
requirement not provided, applied equally to the number of lots. Fee to be
determined at the time each phase is final platted.
16. Covenants be prepared to regulate minimum house size, building materials, etc.
17. A letter of credit in the amount of 100% of the cost of the improvements shall be
submitted prior to the releasing of the Final plat for recording.
18. The land use and bulk regulations for the subject property shall be incorporated into
the Zoning Ordinance for administration purposed. This shall be completed prior to
release of the initial Final Plat.
19. The applicant shall execute a developer's agreement outlining the terms and
conditions of approval.
20. All required subdivision/park information shall be provided in an electronic format
(.dwg file) as required by the City Ordinance and Land Use Application prior to
recording of the plat.
RespectiUllysuhnritted
S:\PLANNING\Case Files\2006\Plat\P 06:-03 Liberty Heights Estates\StaffReport to PC workshop 11-28-06.doc
16/24/2666 13:22
7634415665
J OLIVER ELK RIVER
PAGE 62/16
Civil Enpccring
Land Surve;ymg
L(i(rJd Plummg
If
John Oliver & Associates, Inc.
saD DodeeAVCDIlI:, :Elk.Ri~ MN 55330
('U) 441-2072 ,. r:&% (163) 441-5665
eriver@u.jt>liverassoc.com
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October 24, 2005
Mr. JeremyB~ PlanningMma.ger
City of Elk River
13065 Orono Parkway
Elk Rivet', MN 55330
Re: LlliERTY HEIGHTS ESTATES - Elk River, Minnesota
Dear Mr. Barnhart:
This letter sball serve as the proj ect narrative. Liberty Heights Estates is a proj ect consisting of a gross area
of276.82 acres and a net area of270 acres (does n.ot in,elude right-of-way for County Roads). The project
is being developed by Mr. Edward Dulak ofB.R I-ioldings, LLP. The project site is comprised of parcels
ovvned or previously owned by Patlick, Deborah and Emma Holzem, Ronald Middlestadt and Sharon Bauer.
TIle fully developed project will have 452 lots, one of which is a, future school site (29.8 acres), city park
(7.46 acres) and a restored wetland (37.8 acres). The project includes city services for sanitary sewer,
watezmam, storm sewer and streets'with concreteourb and gutter and sidewalks. Additional improvements
inolude typical street lighting, boulevard trce(s) (two per let), bitcminaus trailway and other associated
landscaping. The site will be served with natural gas, electric, telephone and cable TV.
The site is proposed to be developed in eight phases of 50 to 60 lots per phase over as many years,
progressing south to north. E-arthwork grading will likely be completed in a mueh shorter time frame with
the first phase commencing in 2007. Street accesses will be located at 189th Avenue NW and Liberty
Heights Drive, both at County Road 40 and one access onto Viking BoulevardNW (County Road 33) along
the east lil'le of the Bauer Parcel.
Liberty Heights Estates is proposed to be developed. as a PUD versus standard zoning. The
Owner/Developer is proposing to complete a number ofimprovements at his expense to support his request
for PUD 'zoning. These improvements include construction of a .trailway system, wetland restoration (37.8
acres) in which the City will receive wetland banking credits, landscaping along County Road 40 in
conjunction with construction ofa trailway. earthen berm, and decorative fencing. Wetland buffers are being
placed along those wetlands that are not being fully impacted. Trees and vegetation are being preserved in
selected areas to provide screening.
The average lot size is 12,815 square feet based on 4511ots. The miilimum lot size is 9,750 square feet.
The Owner/Deve:loper will develop a set of restrictive . covenants to preserve the character of the
neighbQrbood, identify building size and minimum design requirern.ents. The Owner/Developer will work
with the City to develop those covenants.
()ffices in Elk Riv~r 111 Burns1riJ1e · Brooldyn Center ~ St. Cloud
wV\-'i;v..f 01 i'tC n':Z S$ () c. cc> lD
18/24/2886 13:22
i634415665
J OLIVER ELK RIVER
PAGE 83/18
Page 2
October 24, 2006
Mr. Jeremy Barnhart, Planning Manager
When-completed, Liberty Heights Estates =will provide the City of Elk River a neighborhoocl of high quality,
single family home sites 'With ameniti,es of paved and na.tcral matcrisi trailways, a school within walking
distanoe and scenic vistas overiGoking wetlands and natural areas.
If you have any questions, please'call me.
Sincerely.
JOHN OLIVER & ASSOCIATES, mc.
7P~j}AM
Ross D. Abel, PE
Proj 60t Manager
RDAIhrw
oc: Ed Dulak, E.R. Holdings, LLP
File: 8207.11-03
Loo...\l.lbonytloWtt, _.... 103/10(
City Council. Minutes
JanuaIy 9, 2006
Page 5
Community Development D.irector explained past discussions or this property, of the
Council's desire for the land use to be for single-family residenri2.l and not townhouses, of
the conceptual plan for bringing approximately 260 acres into the City's Urban Services
District including a rezoning to a Planned Unit Development (PUD) Zoning District, the
developer deeding a 30 to 40 acre parcel to the City to be used in the future for school use
and the developer meeting normal park dedication requirements, in this case of land and
cash.
He explained that at this time, the Engineering Department is in the process of securing
right-of-way for CR 40 and a significant length of the road follows along the west property
line. If this property was brought into the Urban Services District? properties immediately to
the south would also be processed at the same time to be brought into the Urban Services
District
Mr. Clark stated that discussion was needed on the maximum number of units acceptable
. and lot sizes. At this time the preliminary plat illustrates 254 lots at or exceeding 11,310 sq.
ft. and 215 lots at or exceeding 8,450 sq. ft He stated that the Park and Recreation
Commission is recommending accepting the park location and size on the condition that
there is a trail adjacent to and completely encircling the wetland area and the remainder in
cash dedication.
Bob Wiegert of Paramount Engineering & Design reviewed the revised concept plan
regarding enhancing and meeting the wetlands requirements, discussions of locatio~ of a'
schoo~ and location of the park.
Ed Dulak, representing Me:ridia:p. Development, distributed i1:lformation regarding K
Hovnanian Homes. Mr. Dulak stated that these 2,000 to 3,000 sq. ft homes will fit on a 65
ft lot and that the market is showing interest in this size home on a smaller lot.
Mr. Dulak explained that it is proposed to preserve 4+ acres of woodland site, enhance the
40 acre wetland, to loop the wetland with the trail system tying it in with the sidewalk
system, that CR40 right-of-way is to be dedicated to the City, that the City will receive the
road fee from Mr. Dulak, and to have smaller lot sizes with single-family homes with double
garages.
Councilmember Motin expressed concerns of the impact on the water system stating that
there is more density here than elsewhere in the City; and that he likes the ability of the
School District to be able to have a junior high and an elementary in the same area.
Councilmember Dietz stated that in the past Mr. Dulak said he could do this project on
14,000 sq. ft. lots and still donate the land for the school. Councilmember Dietz would like
to see the School District's long-range plan for a middle school and whether it is needed and
to have in a contract with the School District that if this land is not developed with a school
in a certain time period that the land should go back to the City for parkland. He feels this
preliminary plat has too many lots; Mr. Dulak wants this to be rezoned to PUD, and
questioning what does the City get in exchange.
Mr. Dulak stated that the market is not seeing the need for 14,000 sq. ftlots now and that
the trend is becoming smaller square foot lots even though people still want a large home.
He suggested redoing at 7,500 across the board.
City Council Minutes
January 9, 2006
Page 6
Discussion followed on having mixed sizes of 65 sq. ft. and 85 sq. ft. lots and that the size of
Orrin Thompson's lots across the street are 75 sq. ft.
Counci1member Motin stated that he feels we're getting into postage stamp size lots and that
11,000 sq. ft. makes sense. He stated that we need to look at a minimum lot size of 11,000
sq. ft. 'With keeping of the land dedicated for the school and park in this plan.
Mayor Klinzing stated that a cluster development allows 11,000 sq. ft.
Counci1member Dietz stated that he is willing to compromise and to have a:l;l average of
11,000 sq. ft. minimum 'With the park land and school land remaining and negotiation for
road fees.
It was the consensus of the Council to allow two distinct lot sizes 'With variation of the look
and that the-s uare foot 'With
the en ti:r
5.8. Cable TV Service Areas
Government Access Cable Producer Kristin Thomas provided information regarding the
possibility of extending cable service to the Wmdsor Park., Ridges of Rice Lake, and Rolling
Hills developments 'Within the City. Under the cu:r:rent franchise agreement, Charter
Communications is required at their cost, to extend service to areas 'With a density of at least
nine residential units per one-quarter cable mile of System, as measured from the nearest'
Cable System trunk line or distnbution cable as of the date of such request for service.
Cable is not obligated to assume the total cost to extend service to areas which do not meet
this requirement. However, the.City, residents, and Charter Communications can negotiate
a shared cost for extension of service areas not meeting the requirement but desiring service.
Ms. Thomas also provided information on four Internet providers available.
It was the consensus of the Council that they did not wish to cost share 'With Charter
Communications to extend cable service to these areas.
5.9. Personnel Issues
A. Personnel Committee Pay Plan Structure Discussion
City Administrator Johnson stated that the Personnel Committee consisting of Bruce West,
Lauren Wipper, Joan Schmidt, Dave Potvin, who recently bowed out of this .committee, and
herself have been struggling to place the new division head positions and new department
head positions into the existing pay plan. The City's current play plan originally developed in
1995 and revised in 1999, structurally does not allow balancing the internal structure for all
of these new and realigned positions. The Personnel Committee is asking permission to
review and update the structure of the pay plan for the purpose of regaining and maintaining
intemal balance. She stated that the Committee is suggesting hiring on an hourly basis the
Stanton Group Consultants to aid in this process.
MOVED BY COUNCILMEMBER FARBER AND SECONDED B.Y
COUNCILMEMBER GUMPHREY TO GO OUT FOR PROPOSALS AND AS
PART OF THIS PROCESS TO LOOK INTO THE FUTURE SO WE DON'T
HAVE THIS SAME PROBLEM. MOTION CARRIED 5-0.
January 17, 2006
File: 226-046P
Mr. Bob Wiegert
Paramount Engineering & Design
1440 Arcade Street, Suite 200
St. Paul, MN 55106
RE: LIBERTY HEIGHTS ESTAlES OF ELK RIVER
Dear Mr. Wiegert:
This correspondence is intended to document the discussion we had with you, Ross Abel
from] ohn Oliver & Associates, and Ed Dulak ofMeri.dan Development on Thursday,
January 12, 2006. It will also document the discussion at the City Council workshop on
Monday, January 9, 2006. At both of these meetings last week, the following items were
discussed:
1. At the City Council workshop, the conclusion of the City Council was that your .
development should have an average lot size of 11,000 square feet and a minimum lot
size of 9,750 square feet, with a 75-footfrontage minimum. Attached are minutes from
the City Council workshop which discuss this item.
2. I expressed concern that yout project probably will not get to the City Council before
April., since the Environmental Assessment W orksheet(EA W) needs to be completed,
reviewed by the City, and advertised by the EQB for 30 days prior to the Planning
Commission meeting. Our Phlnning Commission will not act your development unless
the EA W information is complete. With that being said, I express concern that the
project may not get to the City Council before April. If this is the case, I will need the
signed easement documents for the County Highway 40 right-of-way for both Liberty
Heights Estates of Elk River and the Tumer property prior to formal pr("l;min~ry plat
approval on either of these properties. As you are aware, I need to provide easement
documentation to the Sherbume County Highway Department in March of this year.
Ed indicated that he would talk to his legal counsel regarding this issue and get back to
me.
3. We discussed the need for park trail access to the trail around the wetland in at least two
locations; one near the north side of the wetland and one near the northeast side of the
Liberty HcigbtE Estates of Elk River
January 17, 2006
Page 2
wetla.nd. These pm access trails should be a minimum of 30 feet wide with a 10-foot
trail paved in the middle.
4. Sidewalks will be required on two sides of the main street and one side of all otJ;1er
streets within your development
5. We discussed that the main street in your development will likely be the entrance off of
County Highway 40 over to the east plat boundary. We discussed the need to change
the access at the east plat boundary of this street to be more of a continuous flowing
movement, rather than a 90-deg.ree comer. Finally, we discussed that this road would
likely be slightly wider, possibly 36 feet wide, just to give a little more room, given the
potential higher traffic on it
6. Street lighting will be required throughout your plat according to the Elk River
Municipal Utilities street lighting guidelines. Rebecca Haug has requested that LED
lights be considered in this development because of the Energy City designation that Elk
River holds.
7. We discussed the need for some type of minimum house sizes in square footage to deal
with the issue that the Council seems to have that smaller lots mean smaller houses.
This was an issue raised by Scott Clark. Ed can certainly discuss directly with Scott how
this issue could be best handled.
8. There will be a requirement for a 1 O-foot wide bituminous trail to be built along the
County Highway 40 frontage. At this point in time, we are assuming that it will be built
on the plat property because we cannot not be sure that Sherburne County will provide
enough additional room in their County Highway 40 right-of-way. If in fact there is
room within the County right-of-way, the trail can be moved to just into the right-of-
way.
9. We discussed the need for some type ofberrning and/or fence along the County
Highway 40 right-of-way from your south plat boundary all the way to CSAH 13. The
Phmning Department provided photographs of two fence installations in the City; one a
good example, and one a poor example. We suggested that you discuss this among
yourselves and make a proposal back to the City how best to deal with this issue.
10. As you layout your plat, there will be a requirement for a wetla.nd buffer. There will be
a 25-foot "no cut - no gnde" area (grading in this will be allowed because of the
enhancement of the wetland) and a 20-foot minimum setback beyond the 25-foot Since
the wetla.nd area is proposed to be provided to the City in an outlot, the rear lot lines of
the lots adjacent to the wetla.nd should be set at the 25-foot buffer line.
11. The park area to be given to the City must be rough graded to a useable grade for park
land and then seeded. There is no requirement to grade the proposed school site,
however we did discuss that since it will not be used immediately by the School District,
we would like to see that 30-acre site seeded with a MnDOT prairie seed mix.
S:\PLANNING\Case Fues\2006\Plat\p 06-03 Lt"berty Heightb Estat=s\0117 06 Engr's memo.doc
uberty Heights Estates of Elk River
January 17, 2006
Page 3
12. We discussed briefly the access onto County Highway 31 on your north plat boundary.
I indicated that at the meeting with Sherburne and Anon Counties, I was given
assurance that an access would be allowed to this roadway. Most likely, it would be
more to the center of your frontage, rather than on the east edge to coincide with the
County Highway 22 to County Highway 33 connection planned in the near future.
If you have any questions or clarifications regarding any of these comments, please contact
me immediately at 763/635-1051.
Sincerely,
Terry J. Maurer, PE
City En.gineer
cc: Ed Dulak, Meridan Real Estate Group
Scott Clark, Community Development Director
Ross Abel, John Oliver & Associates
"
S:\PLANNING\Case Files\2006\Plat\P 06-03 uberty Heights ~states\0117 06 Engr's memo.doc
~
Community:
Community Type:
Qualitative Rank:
Additional
25-6N
Oak woodland-brushland
o - Poor condition natural community
Wetland(s) present
Field Check Viewed the site from a distance-
Restoration Potential: Medium
MCBS Site: Biodiversity Threatened .f
gndangered
Community Description:
Unused pasture characterized by scattered, open-grown bur oak with nonnative pasture
grasses undemeath. No brush is evident.
Restoration Comments:
Replacing pasture grasses with prairie/savanna species would be relatively easy and
inexpensive.
Community:
Community Type:
Qualitative Rank:
Additional
26-1 N
Oak forest mesi~ subtype
C - Moderate condition natural community
Field Check
Restoration Potential:
MCBS Site: Biodiversity
Visited the edge of the site
Threatened I
Endangered
Community Description:
Partially fragmented forest with oaks as the dominant canopy tree. Other tre.es are less
common and fill gaps in canopy. Shrub layer is thick to very thick with prickly ash and
European buckthommost common. Unable to effectively determine quality or
restoration needs.for site due-to'.iack of access. . - .
Restoration Comments:
Community:
Community Type:
Qualitative Rank:
Additional
26-2N
C - Moderate condition natural community
Field Check Site not visited
Restoration Potential:
MCBS Site: Biodiversity Threatened I
Endangered
City of Elk River, MN - Natural Resouce Inventory
Bonestroo Natural Resources, September 2004
Community:
Community Type:
Qualitative Rank:
Additional
25-2N
Tamarack swamp
A - High quality natural community
Partially Drained/Ditched (d)
Field Check
Restoration Potential:
MCBS Site: Biodiversity
Visited part of the site
Threatened I
Endangered
Community Description:
This community occurs as part of a larger complex of tamarack communities/rich
fens and partially drained wetlands. The community is characterized by large to small
tamarack on floating mats in most areas, with no sphagnum evident at the locations
visited. The: shrub and herbaceous species present are characteristic for a nice swamp.
There IS good chance that-this area supports unique and interesting plant species in
locations that were not available for the inventory.
Restoration Comments:
It may be worth investigating hydrologic restoration:
4- Community: 25-3N
Community Type: Oak forest
Qualitative Rank: C - Moderate condition natural community
Additional
Field Check . Visited part of the site
Restoration Potential: Medium
MCBS Site: Biodiversity Threatened I
Endangered
Community Description:
Forest canopy is largely dominated by oaks, with aspen and other trees less common.
May have been grazed in the past. Relatively thick shrub layer of prickly ash in some
areas. Overall, this forest is of moderate quality.
Restoration Comments:
control nonnative shrubs
City of Elk R;ver, MN - Natural Resouce Inventory
Bonestroo Natural Resources, September 2004
~
Community:
Community Type:
Qualitative Rank:
Additional
36-3N
Cattail marsh - seasonally flooded
C - Moderate condition natural community
Field Check
Restoration Potential:
MCSS Site: Biodiversity
Viewed the site from a distance
Threatened I
Endangered
Community Description:
. Site viewed from a distance appears to have reed canary grass, fungi, and cattail as the
most common emergent vegetation. Duckweed is also apparent.
Restoration Comments:
NATURAL COMMUNITY DESCRIPTIONS
South City
Community:
Community Type:
Qualitative Rank:
Additional
1-1 S
Oak forest dry subtype
. C - Moderate condition natural community
Wetland(s) present
Field Check Visited the entire site
. Restoration Potential: Medium
MCSS Site: Biodiversity Threatened I
Endangered
Community Description:
This dry oak forest appears to be of somewhat recent origin and grazed in the past.
Some areas are moderate to very good quality, while others show obvious sighS of
heavy past grazing by hosting grazing increasers like stinging nettle. The canopy is
patchy to nearly continuous and is dominated by bur and pin oak. Although larger
canopy trees tend to have a semi- open-grown form, there is a relatively dense second
growth of younger trees dominated by pin and bur oak, with other species such as
elm, green ash, and hackberry also present. The shrub layer varies from somewhat
sparse to thick, with prickly ash and hazelnut most common. The ground layer
includes species characteristic for overgrown savannas/oak woodlands in many areas,
but also has areas where disturbance adapted grasses and forbs are present. Nonnative
City of Elk River, MN - Natural Resouce Inventory
Bonestroo Natural Resources, September 2004
MEMORANDUM
TO: Jeremy Barnhart, Planning Manager
FROM: Terry Maurer, City Engineer
DATE: November 9, 2006
SUBJECT: Liberty Heights Estates of Elk River
File #226..046P
As requested, we have reviewed the revised submittal package for the Liberty Heights
Estates plat prepared byJohn Oliver & Associates with a revision date of October 30, 2006.
Based upon our review, we would offer the following comments:
A. General
· This property has never been assessed for sanitary sewer and water. If it is to be
included in the Urban Service District:, it needs to accept the sanitary sewer and
water trunk assessment at the rate established for the year that it is platted.
Trunk sewer and water assessments are levied against all land in the plat,
excluding delineated wetlands not disturbed by construction. The area to be
assessed will include the park land and potential school site.
· As with the River Park addition, this plat should be required to pay $1,000 per
single family residential unit towards the reconstruetion cost of County Highway
40.
· In response to our memo dated August 28, 2006, the developer has shown the
lo-foot wide bituminous trail along the entire frontage of County Highway 40.
They have also shown a landscape berm with decorative fence. Specific review
of this landscaping and fence installation will be done when construction plans
are~~~ .
· They have now shown the lo-foot wide bituminous trail around the edge of the
large wetland basin. There are areas where the trail symbol is shown through
ponding areas and over relatively steep slopes. Again, a more detailed review of
the trail construction around the large wetland will be done when construction
plans are submitted.
· The wetland buffer has been indicated on the plans around all wetland areas to
be avoided. It appears that all building sites meet the Wetland Buffer Ordinance.
Liberty Heights Estates of Elk.River
November 9, 2006
Page 2
· The City is currem:lyworking on a traffic calming policy for residential areas. As
this policy is developed and adopted by the City Council, traffic calming
elements may be required in the road construction in this plat.
B. Grading Plan
· City policy requires lowest opening on buildings adjacent to ponds and wetlands
to be 1 foot above the emergency overflow elevation. There are a number of
areas where the house elevations indicated would not provide this 1-foot
difference between the emergency overflow elevation and the lowest opening.
Some of the lots in question are listed below:
Lots 1 - 27, Block 6
Lots 18 - 26, Block 9
Lots 16 -24, Block 10
Lots 1 - 5, Block 12
Lot 1 - 17, Block 21
Lot 1, Block 23
Lots 1 and 2, Block 24
· Rear yard drainage needs a minimum of 1 percent grade. There a number of rear
lot areas that appear to. be less than 1 percent. All rear lot areas need to be
reviewed and specific spot elevations added to ensure that the minimum 1
percent grade is m~int"ained.
· There is.a pond outlet along the south side of Lot 6, Block 24. South of this lot
is a piece of property not currently in the plat. A drainage and utility easement
will be necessary for this outlet.
· There are no pond outlet pipes shown on the grading plan.
· Eliminate storm sewer between Lots 5, 6, 22 and 23, Block 18.
· There are a number of retaining walls shown on the grading plan. Any retaining
walls necessary for the construction of homes on the proposed lots will be
required to be built as part of the plat development. Any walls over 4 feet tall
will require fencing along the top and a building permit.
· A culvert is needed for County Highway 40 ditch under 189m Avenue.
· The conceptual layout for the school! park site shows the existing pond being
replaced with a little league baseball diamond. This pond must stay in existence,
as it accepts drainage from a portion of River Park, or it must be replaced in a
suitable location.
C. Utility Plan
· Move sanitary sewer located between Lots 2 and 3, Block 25 to Lots 3 and 4,
Block 25.
· Extend watermain and sanitary sewer along unnamed street from 19~ Avenue
to County Road 33.
· Extend wateIn1ain to County Road 33 between Lots 9 and 10, Block 3.
· There is no specific design information shown for the lift station.
S:\PLANNlNG\Case Files\2006\Plat\P 0G-03 Liberty Heights Estates\n09 06 Engr's memo.doc
Liberty Heights Estates of Elk River
Novcrabcr 9.2006
· Show force main connection to County Highway 40 along Liberty Heights
Drive.
· Extend watennain south. from east end of 189m Avenue to south. plat line.
D. Drainage Calculations
Page 3
· The drainage calculations do not include the school site. They should be revised
to include the school site and an adequately sized ponding location on the school
site. However, the infra.stru.cture for the school site does not need to be
constructed as part of this plat, but it will need to be accounted for in the overall
ponding calculations.
· Pond outlet details need to be shown.
If you have any questions regarding any of these comments, please contact me.
S:\PLANNING\Case Files\1006\Plat\P 06-03 LihertyHeights Estates\l1 09 06 Engr's memo.doc
13880 Highway 10 West
Elk River, MN 55330
763241-7013.800-594-5208
Fax 763-241-7001
Sherb~rne County
PUBLIC WORKS DEPARTMENT
August 18, 2006
John Oliver & Associates
Attn: Rick Blom .& Ross Abel
500 Dodge Avenue
Elk River, MN 55330
RE: Liberty Heights Estates
Dear Sirs:
We have reviewed the drawings dated 6/26/06 for Liberty Heights Estates submitted by John
Oliver & Associates located within the City of Elk River and adjacent to CSAH 13, CSAH 33
(identified as Co. Rd. No. 31 on the plat) and County Highway 40. Benshoof & Associates
completed a traffic impact study in February, 2006 for this residential development. Anoka
County and Burns Township must be provided an opportunity to comment on this proposal.
Each of these three highways has a collector designation with limited access; in addition CSAH
33 has been identified by MnDOT as a possible east-west Tru'nk Highway.
As a condition of plat approval, we require the donation and dedication of right of way in fee title
(along your property) as follows: 60 feet and 75 feet, from<the traveled centerlines of CSAH 13
and CSAH 33, respectively. Right of way along CH 40 is 50 feet and has been satisfied with
Sherburne County Right of Way Plat No. 30. If trails are proposed or planned within or adjacent
to County Highway rights of way, ten additional feet are required. The limited access symbol
must be applied to the drawing along each County Highway. We require complete clearing,
grubbing and restoration (as necessary) of the right of way along county highways to match the
dedicated right of way.
The Liberty Heights Drive and 189th Avenue accesses to CH 40 have been incorporated into
the CH 40 reconstruction design plans. These accesses align with the approved access points
in River Park located west of CH 40. Sherburne County will construct auxiliary traffic lanes at
CSAH 13 & CH 40 and CSAH 12 & CH 40 as part of our CH 40 reconstruction project.
. .
In addition, the County will be responsible for all construction activities (curb and gutter, storm
sewer, auxiliary traffic lanes, etc.) within the right of way at the intersection of CH 40 & Liberty
Heights Drive. The developer's construction activities would then begin at the radii on Liberty
Heights Drive; permits are not required for this intersection area. The school will not be allowed
to access CH 40.
At the intersection of CH 40 & 189th Avenue the developer must field locate the access point of
189th Avenue and coordinate with the County for the construction of the right turn lane. The .
County will construct the right turn lane as part of the road project. The developer will be
required to construct the 189th Avenue access to CH 40 with 40' radii and account for drainage.
A permit-and signage fees are required. If a culvert is necessary, it must be RCPwith a
minimum 18'! diameter and be installed with 1:6 safety aprons and grates. .
We support the proposed access of 197th Avenue (Jarvis?) to CSAH 33 aligning with Twin
Parkway to create a four legged intersection at the County line. We recommend that the
present access for Twin View Ridge to Anoka County Highway 65 be cul-de-saced, because of
insufficient spacing. Another access to this alignment should be avoided.
If it is determined by others that the closure of the Twin View Ridge access is not possible,. the
proposed access of 197th Avenue (Jarvis?) to CSAH 33 will be recommended for denial. The
traffic to/from this plat would be required to access Anoka County Highway 65 thru Twin View
Ridge. The developerwill be required to construct a right turn lane to county standards on
CSAH 33 for the proposed access. This construction may affect drainage which your engineers
must also address. A minimum 18" diameter RCP culvert with 1:6 safety aprons and grates is
required and the access must have 40' radii. A permit and sign age fees are required.
We require that the developer upgrade the CSAH 13 & CSAH 33 intersection with the
construction of a northbound right turn lane on CSAH 13 and a second approach lane (right turn
lane) for westbound CSAH 33. This construction may require easements from the affected
landowners. A permit and signage fees are required. How do the City and the school propose
to handle the parking and pedestrian traffic issues for the fields located north of the drainage
ditch? Access, stopping and parking along CSAH 13 will not be permitted. Can the proposed
drainage and utility easement between Lots 2 & 3, Block 23 for sanitary sewer and watermain
serve as a trail access for park and school pedestrian traffic?
There are two "Exception" areas shown on the drawing; existing accesses to CSAH 13 may
rem~in; however provisions for internal access must be provided for each for future
redevelopment needs, since the existing accesses to CSAH 13 will be eliminated. The
appropriate access will be determined by the City.
If approved, the developer shall satisfy all conditions of Anoka County, Burns Township and the
City of Elk River. To minimize noise and fast traffic complaints, we recommend increasing the
required building setback from all county highways. The developer will be required to obtain
three permits from Sherburne County to clear and grub the right of ways, construct the
approved accesses and right turn lanes, install culverts and remove all existing accesses within
the boundaries of the plat. In addition we request that the proposed construction within the
county right of ways be indicated on the drawings, including the removal areas.
If you have any questions or comments call me at 763-241-7013.
Respectfully,
?~&L-
Richard D. Corbin
Sherburne County Public Works
Cc: Terry Maurer, City Engineer
Jane Rose, Anoka County
John Menter, Public Works Director
Rhonda Lewis, County Engineer
Burns Township
Edward Dulak, Developer
NOV. 29. 2006 5:16PM
NO. 482
P.2/3
111 Hakanson
Anderson
1 Assoc., Inc.
3601 Thurston Avenue, Afl.)ka, MN 55303
Phone: 763/427-5860 Fa.'( 763/427-0520
30
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~ -.
November 29 t 2006
Lori Johnson
City of Elk River
... /' 13065 Orono Parkway
Elk River) MN 55330
Re: Libelty Heights Estates
City of Elk Riverl MNj
Dear Ms. J oOOsOD,
We are in receipt ofthe preliminary plat for Liberty Heigh~11 Estates, dated 6/26/06,
prepared by John Oliver and Associates, Inc. and understaui that the application is under
consideration for preliminary plat approval. We would off~ r the following:
Road Interconnects
We recognize tb.e need far future road connections and are In agreement with the
proposed locations of Liberty Heights Drive and 189tb A vellue NW at the Burns
Township / Elk River border.
The preliminary plat depicts a new connection to Viking Be ulevard at Jarvis Street NW)
which is centered on the Elk River / Burns Tovvnship borde~ to create a four-legged
intersection with Twin Parkway. CurrentlYl no right..of..wa;', exi,sts in Bums Township
for this proposed street location. If approved, the developel shall be responsible for
obtaining the necessary rights from the existing property oVo 'ner to construct said road.
Vikinf! Boulevard Access Issue
W e under~d tllat the connection of tl;le proposed Jarvis S' :reet NW to Viking Boulevard
would require the closing of Halas Street NW in Bums To~,ns.hip to meet spacing
requirements on Viking Boulevard. The cons~tion of a IC w-de-sac on the north end of
Halas Street NW would require additional right-of..way to ro e obtained by the developer.
Alsop 196th Avenue NW was platted with Twin View Ridge, but was not constructed. It
would be necessary to construct 196th Avenue NW within 1 'Win View Ridge to provide
access to existing Bums Township residents.
If approved, the developer shall be respollsible for all cost~ lSsociated with closing Halas
Street NW and providing access to Twin View Ridge. Any improvements shall be in
accordance with Township standards.
NOV. 29. 2006 5:16PM
NO. 482
P.3/3
Ms. Lori Johnson
Page 2 0[2
I
I
The closing of Halas Street NW and the construction of 19l i1h Street NW have only been
discussed with Township officials in a preliminary fashion; If the preliminary plat of
Libeny Heights Estates receives council approval, Burns Tl ~wnship will study this issue
further and provide additional comments to all parties. WC'j will continue to work with the
City of Elk River, Sherbume County, and Anoka County 1m an effort to reach a solution
that is agreeable to all that are involved.
,.
,
,.
Lot Size / Densitv
The minimum lot size allowed in Bums Town~bip in the Rtl1'al Residential Agriculture
district is two and one half (2 I~) acres. The maximum Qe~ dty allowed is one lot per five
(5) acres. There are no other resic:lential ~oning districts tha t would allow for ~~al1er lot
sizes or increased density. The Township Planning and 201 ring Commission has
indicated that there are no plans for a future municipal seWI If collection and treatment
system, and therefore they do not foresee the minimum lot i lize or the maximum density
changing significantly in the future.
The Planning and Zoning Commission discussed this apPU\l/ltion at their November 28,
2006 meeting. The commission respectfully requests that !qleasures be taken to the extent
possible to provide a "transition area" near the Bums To~ship / Elk River border. More
specifically, the Planning and Zoning Commission requests that larger lot size~/decreased
density be provided near the Bums Township I Elk River bl)rder.
We appreciate the opportunity to provide our comments on this application. Please feel
free to call me at (763) 427-5860 if you have any question~,
SinceJ;'ely.
Hakanson Anderson Associates, Inc.
~..~ tJ~
Shane Nelson, P.E., Burns Town Engineer
cc: COITie LaDoucet, Town Clerk
Terry Mauer. City of Elk River. City EIlgineer
Jeremy Barnhart, City ofElle. River, PlaMing Manat;er
Rhonda Lewis. Sherburne County Highway Departrnent, County Engineer
Richard Corbin, Sherburne County Public Works
. Doug Fischer, Anoka County Highway Departmen1~ County Engineer
Jane Rose, Anoka County Highway Department
Ross Abel, John Oliver and Associates, Inc.
Edward Dulak, E.R. Holdings
III Hakanson
Anderson
1 Assoc., rnc.
--<-C:?'''97,'?
if
MEMORANDUM
TO:
Jeremy Barnhart, Planning Manager
FROM:
Rebecca Haug, Environmental Administrator
DATE:
August 21, 2006
SUBJECT: Oak Wilt identified at the proposed Uberty Heights Estates
Plat
Oak wilt is an aggressive disease that affects many species of oak trees, and is threatening the
urban and rural forests of Minnesota. Recently, the Sherburne County Forester identified
oak wilt at the uberty Heights Estates plat using aerial photography.
As a condition of plat approval, the developer should be required_ to do the following:
);> NO proning of oak trees between April 1 and July 1; if accidentally wounded, non-
toxic paint or dressing to wounds shall be applied.
);> The developer must hire a qualified tree inspector to determine the presence of any
oak wilt and/or develop an oak wilt control! prevention plan.
o If oak wilt is identified, remedies to control it must be provided to the city
for approval as well as the oak wilt control plan.
o All remedies to control oak wilt must be conducted in a timely manner.
)i> Developer must inform buyers of any active oak wilt known to exist on the property
and any oak wilt suppression work known to have occurred on the plat as a
condition of plat approval
)i> The above conditions should be required for all plat approvals.
It costs money to control oak wilt, but doing nothing can be much more expensive. Costs
of ignoring oak wilt include increased heating and cooling costs for homes, cost of additional
dead tree removal and decline in property value and quality of life.'
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that I am a duly LIc:enlIed Land
Surveyor under State of Minnesota
Statut.. SectiClllll 326.02-326.15.
Sivnature: -iLJe.?1? ~
R"ock M. Blom. LS
Date: 06 26 2006 Uc. No. 21729
OESCRIPTION
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PRELIMINARY PLAT
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John Oliver & Associates, Inc.
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580 Dodg. A"onWl
BUt: Rt".,.. Minnesota. 56330
763-441-2072 FAX 763-441-5665
I hereby certify that this survey plan
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or under my direct supervision and
that I om 0 duly Licensed Land
Surveyor under State of Minnesota
Statutes Sections 326.02-326.15.
Signature: -12-.Je??? ~
Rick M. 810m, LS
Dote, 06 26 2006 Lie. No. 21729
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John Oliver & Associates, Inc.
"""'_. Land ............... Land.............
680 Dad(/e A".......
Ell<: R.".... M.......aUl. 66880
768-441-2072 FAX 768-441-6666
I hereby certify thot this survey plan
or report was prepared by me
or under my direct supervision and
that I am 0 duly Ucensed land
Surveyor under State of Minnesota
Statutes Section. 326.02-326.15.
Signature: ~??7 ~
Rick M. Blom. LS
Dote: 06/26/2006 Lie. No. 21729
OMMENT
DESCRIPTION
DATE
10 30 06 REVISED LAYOUT
01 26 7 REVIS 0 LAYOUT C
Of/ic.. in: Elk Rwer. Bu7"l'L8tl\1le.
Braok""" Conter It Sf. Claud, _soUl.
:fE:
K/PG:
RAWN BY:
HECKED BY:
WG: 207-
00:
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Brooklyn Center 8: Sf. Cloud, Jlinneoom
I hereby certify that this plan.
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Statutes Sections 326.02 326.15.
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Rick M. 810m. LS
Dote: 06/26/2006 Uc. No. 21729
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LIBERTY HEIGHTS EST A TES
ELK RIVER, MN
FOR
ER HOLDINGS LLP
John Oliver & Associates, Inc.
"""'_.......................L....._
680 Dodge Avenue
Elk R.".... Mm..e.otG 65330
763-441-2072 FAX 763-441-5665
I ~bY certify that this plan. spec if-
e . ~ report was prepared by me
o u direct supervision and
that ~~UIY Ucensed Professional
Enginee;~~r ~..f~of Minnesota
Statutes See r/slvll~26.15.
Signature:
Rass D. Abel, PE
Date: 10 30 2006
10 30 06 REV
NO.
1
OATE DESCRIPTION
10 30 06 REVISED UTILITY LAYOUT
PRELIMINARY UTILITY PLAN
OfI'JJe. in: Elk River. Bu7"R81liU..
Brooklyn Conter .t: Bt. CIouci, Mm..eootG
DATE:
DESIGN BY:
DRAWN BY:
CHECKED BY: R
DWG: 07-1 1 PUTlL.DW
TEXT: NONE
FILE NO.: 8207.11 -03
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ER HOLDINGS LLP
DATE:
DESIGN BY:
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DWG: 8207-11 P TI WG
TEXT: NONE
FILE NO.: 8207.11 -03
PRELIMINARY UTILITY PLAN
John Oliver & Associates, Inc.
"""'__. Land _. L.....~
580 Dodge .Atlenue
EUe Ritler. Minnesota. 55880
768-44'-2072 FAX 768-44'-5665
OffWee in: Kilo Rimw. Bv.nuville,
Brooklyn Center /II: St. Cloud, Mi.......eot..
~ebY certi that this plan. specif-
e .~. report was prepared by me
u direct supervision and
that ~~UIY Ucensed Professional
Engineer'~~ r ~N~ of Minnesota
Statutes See rial v1!~26. 1 5.
Signature:
Rass D. Abel, PE
Date: 10/30/2006
DATE
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DESCRIPTION
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FOR
ER HOLDINGS LLP
John Oliver & Associates, Inc.
""'" _. Land s..n._. L_ P_
6BO Dodge Av......
BUt J<<ver. AI........ota 66880
768-441-2072 FAX 768-441-6666
Offli>ee .n: BUt RINer. lhcrne1JUle.
BT'Ooklvn Center .. Sf, Cloud, Alinneeota
I ~bY certify that this plan, specif-
c '~r report was prepared by me
o u ~ direct supervision ond
that ~UIY: Ucensed Professional
Engineer r ~A1-.i.: of Minnesota
Statutes See r/sl fT/!~26. 1 5.
Signature: ~
Ross D. Abel, PE
Date: 01/29/2007 Lie. No.1 6 33
01 29 07 ~~
1
DATE DESCRIPTION
1 29 07 REVISED LAYOUT CIlY C MMENTS
PRELIMINARY LANDSCAPE PLAN
DATE:
DESIGN BY:
DRAWN BY:
CHECKED BY: RDA
DWG: B207-11PLAND.DWG
TEXT: NONE
FILE NO.: 8207.1 1 -03
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PRELIMINARY LANDSCAPE PLAN
01fk:ee ..... Elk River, Burne1I(lle.
Brooklyn Center .. Sf. Cloud, Jiinn8eoM
I ~bY certify that this plan, specif-
c . ~r report was prepared by me
o u direct supervision and
that ~~UIY. Licensed Professional
Engineer' ~~ r ~~~ of Minnesota
Statutes Sec r/sl fl'/!~26.15.
Signature:
Rass D. Abel, PE
Date: 01/29/2007
DATE: 01 29 07 ~If:.
DESIGN BY: R A 1
DRAWN BY: K
CHECKED BY: RDA
DWG: 8207-11PlAND.DWG
TEXT: NONE
FILE NO.: 8207.11-03
DAlE DESCRIPTION
01 29 07 REVISED LAYOUT CllY COMMENTS
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LIBERTY HEIGHTS EST A TES
ELK RIVER, MN
FOR
ER HOLDINGS LLP
John Oliver & Associates, Inc.
ClvU~, Land ........_. Land p.........
680 Dodge Avenue
Elk River. Minn..ot.. 55330
763-441-2072 FAX 763-441-5665
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LIBERTY HEIGHTS EST A TES
ELK RIVER, MN
FOR
ER HOLDINGS LLP
John Oliver & Associates, Inc.
ctuiI~, Lon4 Suru_, L_ P_
680 Dodg_ Av.......
EUe J<<tJ8'r. Minnesota 65330
763-441-2072 FH 783-441-6666
01fl.o11 in: Elk RWor, BurnovUlo.
BTooli:1yn C...tor ot Sf. Cloud, Jl'Wmuota
I ~bY certify that this plan, specif-
c '~report was prepared by me
o u direct supervision and
that ~~UIY Ucensed Professional
Engineer' ~'d4 r ~jt~ of Minnesota
Statutes Sec "'lvl!~26'15'
Signature:
Ross D. Abel, PE
Date: 01/29/2007
DATE: 01 29 07 ~~
DESIGN BY: R A 1
DRAWN BY: K
CHECKED BY: RDA
DWG: 8207-11 PlAND,DWG
TEXT: NONE
FI~E NO.: 8207.11-03
DATE DESCRIPTION
01 29 07 REVISED LAYOUT CITY COMMENTS
PRELIMINARY LANDSCAPE PLAN