6.5. SR 09-16-2002
Item # 6 ..5 .
MEMORANDUM
TO: Mayor and City Council
FROM: Scott Harlicker, Senior Planner.Jr./
DATE: September 16, 2002
SUBJECT: Case No. P 02-18
Request by Cascade III for Preliminary Plat - Windsor Oaks
Request
Consider a request by Cascade III for preliminary plat approval of a 33 single family lot
cluster subdivision called Windsor Oaks of Elk River.
Location
The property is located west of Ogden Street and north ofthe Burlington Northern railroad
tracks. It extends west to the Troy Street alignment
Zoning/Land Use
Ria (Single Family Residential) / LR (Low Density Residential)
Attachments
. Location map
. City Engineer's memo
. Preliminary plat
. Development plans
. Narrative provided by the applicant
Overview
Existing Conditions
The applicant is proposing 33 lots on 62.28 acres utilizing the cluster provisions of the
Subdivision Ordinance. One lot is included in the plat as a replat of an existing lot on
Memo to Mayor and City Council/P 02-18
September 16, 2002
Page 2
Ogden Street, which will provide access via 19yd Avenue to the subdivision. The property is
zoned Ria with a minimum lot size of 2.5 acres.
The property is a mix of open fields, woodlands and wetlands. The southern 1/3 of the site
is open rolling hills and the north 2/3 of the site is wooded, hilly with isolated wetlands.
There are 4.72 acres of wetlands on the property. The Burlington Northern Railroad tracks
form the southern boundary of the plat and there is a Northern Natural Gas Company
pipeline and easement that runs parallel to the railroad tracks.
Project Summary
This subdivision includes 62.28 acres; 2.27 acres are existing rights-of-way and 4.72 acres are
wetland. There are 33 single family lots proposed with 35.55 acres of preserved open space.
The subdivision includes sidewalks on the two main streets and an internal trail system.
Analysis
Density
Cluster subdivisions are allowed in the Ria district on parcels 20 acres or larger and if at least
50% of the eligible is kept as protected open space and a community septic system is
utilized. The base density of the cluster plat is based on the underlying zoning district density
times an automatic density bonus for the septic system.
The density calculation for this subdivision is as follows: (59.54/2.5 =23.8 lots) times the
automatic density bonus (23.8 x 1.15 = 27.37 lots). With the density bonus allowed forthe
clustered subdivision the applicant is allowed 27 lots.
Additional Density Bonuses
Additional density bonuses can be achieved by meeting several standards equaling a 5%
bonus each. In this case the developer is requesting the following additional bonuses as
shown below. The rational for the bonuses are outlined in the applicant's narrative.
Create an endowment for open space 1.19
Provide for public use of open space 1.19
Architectural and landscape theme 1.19
Lots less than ~ acre 1.19
Additional 10% open space 1.19
5.95 Total bonus lots
Based on staff's calculations the developer, if the Council accepts the additional density
bonuses, is allowed 33 lots (27.39 + 5.95 = 33.34 or 33 lots). The developer is proposing 33
lots.
S:\PLANNING\Case Files\P 02-18 Windsor Oaks\POl-18cc9-16.doc
Memo to Mayor and City Council/P 02-18
September 16, 2002
Page 3
Layout
Streets
As part of this plat 19yd Avenue will be extended from Ogden Street to the west boundary
of the plat. The main access into the project will be Rawlins Street, off of 19yd Avenue. A
traffic circle is proposed at the intersection of Rawlins Street and 19yd A venue. Rawlins
Street will be the backbone of the street system in this plat, extending north through the
center of the plat from 193rd Avenue. Two cuI de sacs, 195th and 197th Court intersect with
Rawlins Street and 196th Avenue runs west from Rawlins Street to the west boundary of the
plat. Temporary cuI de sacs with be constructed at the west end of 193rd Avenue and the
west end of 196th A venue. These two streets will be extended into the property west of this
plat when it is developed. The streets will be constructed to typical rural standards with
bituminous curb and gutter.
The 2.5 acre exception to this plat, located on the west side of the project, has access via an
existing easement that runs along the west boundary of the plat. This easement will allow
that property owner to have access to his lot across Outlot F from 193rd Avenue. Street
right-of-way will be included from Rawlins Street to the east boundary of the 2.5 acre
exception. This will allow a street to be extended into the property should the property
owner decide to develop his property in the future.
In the southeast corner of the plat, specific rights-of-way should be dedicated for 193rd
Avenue, the Burlington Northern/Santa Fe Railroad and County Road 33. The plat as
proposed does not include these rights-of-way.
Sidewalks will be installed along the north side of 19yd Avenue from Ogden Street to the
west boundary of the plat, the east side of Rawlins Street from 193rd Avenue to 196m Avenue
and on 196th A venue from Rawlins Street to the west boundary of the plat.
Lots
The developer is proposing 33 lots. They will range in size from 14,414 square feet(.33 acres)
to 21,764 square feet (.49 acres). All of the lots except one have direct access to open space.
There is one lot that fronts on Ogden Street that contains an existing home. This lot is
physically separated from the other lots in this cluster development by about 14 mile.
Outlots
Eight outlots are proposed as part of this plat. Outlots A through F are included as part of
the open space requirements. Outlot H is the traffic circle island and Outlot I is a cuI de sac
island. Outlots C and D include significant wetlands. Outlot E includes the septic system.
The six outlots included as part of the preserved open space total 35.55 acres (60 % of the
eligible land in the plat). A Northern Natural Gas Company Pipeline easement,
approximately 80 feet wide, extends across Outlots D and E and runs parallel to the railroad
tracks. There is also a 100 foot wide U.P.A power line easement that extends across the
southern portion of Outlot F and the northern portion of Outlot D.
S:\PLANNING\Case Files\P 02-18 Windsor Oaks\P01-18cc9-16.doc
Memo to Mayor and City Council/P 02-18
September 16, 2002
Page 4
Open Space
The plat includes 35.55 acres of preserved open space. Of those 35.55 acres, 4.72 acres
(13.2%) is wetland. The open space is a mix of wooded hills, wetlands and open fields. A
trail system will run through the preserved open space and an informal baseball field will be
located south of 19yd Avenue. This trail system and baseball field will be owned and
maintained by the homeowners association and open to the general public.
Grading, Drainage and Utilities
Grading, drainage and utility issues are addressed in the City Engineer's memo. The
easement for Northern Natural Gas should be shown across the entire plat as should the
existing gas lines. The developer will have to work with Northern Natural Gas to get all
necessary permits to encroach into their easement.
Landscaping
The Subdivision Ordinance requires two trees per lot. Based on the number oflots proposed
66 trees are required for this project. Because of the wooded nature of most of the lots the
developer would like to plant the 66 trees along 193rd Avenue. Staff feels that since trees will
have to be removed to allow for the street right-of-way and lot grading, in some places up to
200 feet wide, the required trees should be planted in the front yards of the lots. Additional
trees and landscaping should be provided along 193rd Avenue to qualify for the landscaping
bonus. Landscaping details should also be provided for the traffic circle and cuI de sac
islands.
Park Dedication
The Park and Recreation Commission recommended cash to meet the park dedication
requirement. They also requested that a trail corridor be provided along the Burlington
Northern/Santa Fe Railroad tracks. This corridor is shown on the plat as park.
Well and Septic
The project will have a community septic system and individual wells. The septic system will
be located on Outlot E.
PlanninK Commission MeetinK
At the Planning Commission meeting held on August 27th, four neighboring property
owners spoke at the public hearing. One resident was concerned about the impacts on the
schools and the location of the baseball field by the railroad tracks; one resident asked if
street lights were required, and one asked if the railroad crossing at Ogden Street was going
to be improved. Harsted Development, the owner of the 160 acres west of this project,
indicated that they were going to wait and had no immediate plans to develop their property.
S:\PLANNING\Case Piles\P 02-18 Windsor Oaks\POl-18cc9-16.doc
Memo to Mayor and City Council/P 02-18
September 16, 2002
Page 5
The owner of the 2.5 acre exception on the west side of the project talked about possibly
being included in the plat.
The Planning Commission discussed the length of the dead-end and the architectural theme.
The Commission was split regarding the length of the dead-end and whether it should be
considered temporary. Two commissioners were against it and 3 commissioners were ok
with it. They also felt that the applicant should provide additional specific information
identifying architectural styles.
The location of the proposed baseball field was also discussed. The Commissioners were
concerned about the proximity to the railroad tracks. They wanted the baseball field located
north of 19yd Avenue. One commissioner was felt that the field could be located south of
193rd if a fence was installed in the outfield along the railroad tracks.
The Planning Commission recommended approval of the preliminary plat by a 3:2 vote with
the additional condition that the ballfield/play area be located north of 193rd Avenue.
Recommendation
The Planning Commission recommended that the City Council approve the preliminary plat
request for Windsor Oaks with the following conditions:
1. A DEVELOPERS AGREEMENT OUTliNING THE TERMS AND CONDITIONS OF
THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS BE PREPARED
AND EXECUTED PRIOR TO RELEASING THE PLAT FOR RECORDING.
2. ALL COMMENTS OF THE CITY ENGINEER BE SHALL BE ADDRESSED.
3. A HOMEOWNERS ASSOCIATION DOCUMENT BE PREPARED SUBJECT TO THE
CITY AlTORNEY'S REVIEW AND APPROVAL PRIOR TO FINAL PLAT.
4. STREET liGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTIliTIES
5. A LEITER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100%
OF THE COSTS OF THE PUBliC IMPROVEMENTS.
6. UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM
ACCEPTED BY THE CITY, A W ARRANfY BOND IN THE AMOUNT OF 25% OF THE
IMPROVEMENT COSTS SHALL BE SUBMIlTED TO THE CITY FOR THE PERIOD
OF ONE YEAR.
7. SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY THE
CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT
FOR RECORDING.
8. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY
ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
9. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY
ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
S;\PLANNING\Case Files\P 02-18 Windsor Oaks\POl-18cc9-16.doc
Memo to Mayor and City Council/P 02-18
September 16, 2002
Page 6
10. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO
THE ISSUANCE OF BUILDING PERMITS.
11. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING
PERMITS.
12. OUTLOTS A -F BE PLACED IN A CONSERVATION EASEMENT TO BE HELD BY
THE HOMEOWNERS ASSOCIATION OR A QUALIFIED LAND TRUST.
13. ALL MAILBOXES BE CLUSTERED.
14. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT
FOR RECORDING.
15. ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING THAT ARE
TO BE PRESERVED, SHALL BE FENCED WITH A SNOW FENCE AT THE DRIP
LINE TO PREVENT GRADING, COMPACTION, OR STORAGE OF EQUIPMENT,
DEBRIS OR MATERIALS. STAFF SHALL INSPECT FENCING PRIOR TO CLEARING
OR GRADING COMMENCING.
16. ALL DISTURBED AREAS SHALL BE GRADED AND SEEDED.
17. MAINTENANCE AND OWNERSHIP OF THE OUTLOTS, AND THE LANDSCAPED
ISLANDS IN THE CUL DE SACS AND TRAFFIC CIRCLE SHALL BE THE
RESPOSIBILITY OF THE HOMEOWNERS ASSOCIATION AND SHALL BE
INLUDED IN THE HOMEOWNERS ASSOCIATION AGREEMENT.
18. ALL APPROPRIATE EASEMENTS SHALL BE SHOWN ON THE PLAT.
19. A REVISED LANDSCAPE PLAN SHALL BE PROVIDED THAT COMPLIES WITH
THE LANDSCAPE ORDINANCE AND INDICATES WHERE THE ADDITIONAL
TREES, THAT WILL BE REQUIRED IN ORDER TO RECEIVE THE DENSITY
BONUS, ARE TO BE LOCATED.
20. THERIGHT-OF-WAYS FOR 193RD AVENUE, THE BURLINGTON
NORTHERN/SANTA FE RAILROAD AND COUNTY ROAD 35 BE SHOWN IN THE
SOUTHEAST CORNER OF THE PLAT.
21. THE NORTHERN NATURAL GAS EASEMENT AND THE GAS LINES BE SHOWN
ON THE PLAT
22. PARK. DEDICATION FEES FOR 32 LOTS AT THE RATE APPLICABLE AT THE TIME
OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING
23. THE BASEBALL FIELD ON OUTLOT E AND THE INTERNAL TRAIL SYSTEM BE
OPEN TO THE GENERAL PUBLIC AND MAINTAINED BY THE HOMEOWNERS
ASSOCIATION AND SHALL BE INCLUDED IN THE HOMEOWNERS
ASSOCIATION AGREEMENT.
24. STREET RIGHT-OF-WAY FROM RAWLINS STREET WILL BE PROVIDED TO THE
EXCEPTION TO THE WEST.
25. THE BALLFIELD/PLAY AREA BE LOCATED NORTH OF 193RD AVENUE.
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Case Number: P 02-18
WINDSOR OAKS
~oward R. Green Company
August 22, 2002
File: 818830J-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: WINDSOR OAKS OF ELK RIVER ADDITION
Dear Mr. Harlicker:
As requested, we have reviewed the revised submittal for the Windsor Oaks of Elk River Addition. As
you are aware, we met last week with the developer to share comments on the initial submittal. Late
Tuesday, August 20, 2002, we received a revised submittal package consisting of a preliminary plat,
grading, drainage and erosion control plan, and preliminary septic plan. The revised plans were
prepared by John Oliver and Associates but did not have a revision date on them. Based upon our
review, we would offer the following comments:
1. The plat consists of approximately 60 acres lying north of County Road 35 and west of the
Peterson Addition. It also includes Lot 1 of the Peterson Addition, which contains an
existing home. The plat is proposed under the City's cluster ordinance; it proposes to
create 32 new lots, plus the existing lot in the Peterson Addition.
2. Currently, the only proposed access is off of existing Ogden Street in the Peterson
Addition. There is an emergency access easement shown on the west side of proposed
plat, which crosses the Burlington Northern and Santa Fe Railroad to access County Road
35. Until there is future development of the property lying to the west of Windsor Oaks of
Elk River, the entire plat will essentially be a long cul-de-sac. Even with the emergency
access, all of the 32 proposed lots are on roads that are dead-ended. The distance from
193rd Avenue to the furthest lot is approximately 1800 feet. As you are aware, the City
ordinance for maximum cul-de-sac length is 700 feet.
3. The intersection of 193rd Avenue with Ogden Street is approximately 100 feet north of the
railroad tracks, which has a signalized crossing. It is approximately 160 feet north of the
intersection of Ogden Street with County Road 35. With 32 lots, this development can be
anticipated to generate between 200 and 300 vehicle trips per day. The intersection of
193rd Avenue with Ogden Street is slightly closer to the railroad and County Road 35 than
is desirable. However, the location of the intersection is fixed by 193rd Avenue east of
Ogden Street and the location of Lot 1 of the Peterson Addition.
4. The preliminary septic plan shows a community septic system being built in Outlot E. At
this time, we have not received any design calculations for the communal on-site septic
system. There are two gas lines that cross Outlot E from east to west. There is no
designation of the limits of the Northern Natural Gas Company easement. The on-site
septic system is shown to be constructed within a few feet of the most northerly gas line.
Ltr -082202-H arlicker[1]
1326 Energy Park Drive. St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Mr. Harlicker
August 22, 2002
Page Two
We question whether or not the communal septic system will be allowed this close to the
gas lines, within the Northern Natural Gas easement boundaries.
5. A permit from Northern Natural Gas will be necessary for the 193rd Avenue crossing of the
gas lines. Possibly a permit will also be needed for the construction of the communal
septic system from the Northern Natural Gas Company.
6. If the communal septic system anticipates more than 10,000 gallons per day in flow, a
MPCA permit will be required. For less than 10,000 gallons per day, only City review is
necessary .
7. No storm sewer design calculations were provided with the revised submittal. The grading
plan does show a series of five ponds in the proposed development. It appears that the
concept is to hold the increase runoff in retention ponds, with outlets ultimately to a branch
of County Ditch No. 28. It should be noted that the City has been discussing with
Sherburne County the potential take over of a portion of County Ditch No. 28. This may
result in some additional storm sewer construction through this proposed plat to drain
areas further north. It may also result in some additional construction of an outlet to the
Elk River south of this plat. There will likely be some financial consequences to this plat,
depending on the outcome of the discussions between the City and the County regarding
County Ditch No. 28. Regardless, storm drainage calculations will need to be submitted,
reviewed, and approved, likely by both the City and the County.
8. We provided numerous minor comments to the developer relative to the grading plan.-
There has not been sufficient time to review the revised grading plan for each of these
comments. It does appear, however, that they have made an attempt to address all of
them. We will do a more detailed. review as time permits and provide any additional
comments to the developer relative to the grading plan.
9. The plan proposes a roundabout at the intersection of 193rd Avenue and Rawlins Street. A
similar installation has previously been built in the Meadowwoods Village cluster
subdivision. Care will need to be taken in the final design of the roundabout to insure that
there are proper radiuses to allow for snowplow and/or emergency vehicle operation.
A center island is also proposed in the Queen Circle cul-de-sac. The design of the center
island will have to follow the City design guidelines, which have been laid out to facilitate
snow plowing activities and emergency vehicle access.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
.c-.. ~cuuvJ
Te~rer, PE
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Ltr-082202-Harlicker[1 ]
Howard R. Green Company
CONSULTING ENGINEERS
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Township 33, Range 26
EXCEPT: Thot port of the Soutnwest Quarter of the Nortneost Quarter of Section 30. Town~lllp
33, Range 26, Sllerburne Cour'lty. Mi.'nesota described as commencing at the southwest corner of
said Southwest Quarter of the Northeast Ouarter; thence North 0 degree5 57 minutes 03 Sec.CillOS
East, assumed basis of bearings. along the West line thereof for 218.48 feet to the actual pOint of
be.giflf1,ng of the land to be hereby described: thence South 82 degrees 02 minutes 57 seconds
East for 332.48 feet, more or less, to intersect the East line of the West 330.00 feet. os measured
ot (19ht angles, of said Southwest Ql.,lafter of the Northeast Quarter; thence North 0 degrE:..s 57
mmutes 03 seconds East along sOld East line of the West 330,00 feet for j3248 feet; thence
North 82 degrees 02 minutes 57 seconds West fOr 332.48 feet, more or less to intersect said West
lin.. of the Southwest Quarter of the Northeast Quarter; thence South a degrees 57 minutes 03
seconds West along said West line for 332.48 feet to the point of beginning.
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SUBJECT PRQPERT
The Southwest Quo;;,-t,,::,r ,;,! ttle NOfth~(lst Qv()rter und tl.Qt PQn
Southeost Cuarter thot li.,s North of railroad. all in Section 30.
Sherburne County. Mifinesoto
Together wIth on eas;:,ment tor dnveway
easement being described as commencin
Section 30, Township 33, Range 26, Sherburne County, Minnesota; thence west ole
line of soid Nortllwest Quorter for 907.83 feet; thence north ot right angles alon9
hereafter known os Line "A" for purposes of this description for 295 feet to a po
hereafter known as Point "s" for the purposes of this description; thence continu~
soid Line "A" for 57Q feet to a point to be hereofter known 0$ Point "c" for the
description; thence northwesterly to 0 point on the West line of said Northwest Ql
of 1105 feet north of the Southwest corner of said Northwest Quarter, soid point (
actuol point of beginning of the centerline to be hereby descflbed: thence return !
said Point "Co'; thence- south along soid line "A" for .359 feet; thence sOutheastel
feet to a point to be hereafter known os Point "0" for the purposes of this descr
"0" being along 0 line to be hereofter known os Line "E" being described os folio~
the of ore described Point "B": thence eosterly olong soid Line "E" for 241 feet to
thence continuing easterly along soid Line "E" to terminate some ot a point on tl" id
Northwest Quarter a distance of 122 feet norti, of the SOI;theast corner thereof
Thence. from said Point "0". easterly olong said line "E" for 480 feet thence southeasterly fVI
aDout 192 feet to 0 point on soid East line of the Northwest Quarter 0 distance of 57.5 feet norl~j
of said Southeast corner thereof; thence st Quarer for
165 feet and there terminating said cent,
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limited purposes of providing emergency vehicular access to the obove described exception. over
and across the West 20.00 feet of thot pert of SaId Southwest Quarter of the Northeast Quarter
lying south of the South line of the above described exception; and ove( ond across the West
20.00 feet of that part of the No(thwest Quartet" of the SOutheast Quarter of said Section 30 lying
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Subject to other easements of record
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R-ia (open space preservotiOl
City of Elk River, Minnesota
WINDSOR OAKS OF ELK RiVER
3855 Cvon ROj:;ids 81'ld
Coon Rapids, MN 5543
DE'/ElOPER
DYI>JAI"jICS DESIG." & LA).JLJ co
555 Third Street. NW
Elk River. MN 55330
(763) 441-859i
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TYPICAL LOT
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Wetland
PROPE.I- "SILT STOP" FABRIC
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LOTS 3, 4, & 5, BLOCK 2 WILL BE CUSTOM GRADED
WITH THE GARAGE ELEVATION BELOW THE CENTERLINE
ROAD ELEVATION. SPECIAL CARE SHALL BE TAKEN
WHEN GRADING THESE LOTS FOR HOME CONSTRUCTION
SO STORM WATER WILL NOT ENTER THE GARAGE.
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SPACE EXHIBIT i
StlflO$5'lfI"W
IJ2$./5
OUTLOT A
- ' - , ........ . OtlTLO'l' C
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3 09 Ac
OUTLOTS A : 4:33 Ac
OUTLOT _ 5.79 Ac
OUTLOT C :: 12.94 Ac
OUTLOT 0 7 17 Ac
PARK+OL E - 2'23 Ac
OUTLOT F -35:55 Ac (60%)
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I. INTRODUCTION
Windsor Oaks of Elk River is a 33 lot residential open space development that will
take advantage of the natural setting of woods, natural wetlands, man made ponds,
and trails. The development will keep the homes tucked away in the woods of the
northern half of the 62 acres and will be entered from the south with landscaped
boulevards, sidewalks ponds, fountains all to match a grand entrance island.
The lighting in the project will be designed with the decorative streetlights and also
decorative lights along the trail adjacent to the entrance road near the 2 man made
ponds that will both have lighted fountains and a creek connecting the two ponds
with a bridge crossing. Windsor Oaks of Elk River will be another quality residential
development in Elk River.
In Windsor Oaks of Elk River, 29 of the 33 lots will be walkouts and every lot is
adjacent open space areas and woods.
II. DENSITY FORMULA PER SUBDMSION ORDINANCE
A. 2.5-acre zoning density with incentives yields 33 lots on 62.28 acres.
* The calculations are attached as Exhibit A.
n. RATIONALE FOR DENSITY
A. Base Density with Community Sewer
Per ordinance
B. Endowment
An endowment fund will be created for the Homeowner's Association for
the open space per ordinance requirements.
c. Providing Public Access
The Park Commission recommended that the interior trails be available to
the public and be credited as a "public value credit". In addition staff
requested that a backstop and small ball field be installed in the southern
part of the property. This field would be mowed by the homeowners, but
would be available to the public.
1
A sidewalk is also proposed all along the south parkway and into the plat
leading to the proposed park area to the north. This sidewalk will be
enhanced with adjacent landscaping ponds and additional lighting to
create an inviting place to walk in the day or evening.
D. Landscaping, Lighting and Architectural Theme
1. Landscaping
Trees
Landscaping will include the city ordinance requirements for two trees
per lot. This would equal approximately 66 trees. Because the lots are
heavily wooded it is proposed that the required trees be planted on both
sides of the sidewalk along 193rd Ave. NW.
In addition, another 66 trees along an earth-berm that will be built along
to provide screening and a sound barrier from the railroad.
Ponds
Two large ponds lined with boulders will be created along the entrance of
the project that will be connected by a boulder creek with a bridge
crossing. These ponds will provide storm water retention and will also be
aerated with fountains to provide an amenity and keep the water clean.
The exiting wetland in Outlot C may be excavated and landscaped if a
wetland exemption can be obtained for this activity.
Boulders
All ponds, as well as the entrance will be landscaped with boulder rock to
2
provide a consistent and attractive appearance throughout the plat.
2. Architectural Theme
Entrance Island
The entrance island will be the focal point of the project tying in the
landscaping and lighting theme of the project by including boulders,
decorative lighting and flags that will be visible throughout the project.
The island will be built up with boulders to provide some height and the
monument will be housed in the area that is retained by the boulders. The
lowest tier will be rocked to minimize long-term maintenance.
3
Housing Architecture
I. When possible garages faces should be designed to enhance the streetscape
as much as possible.
Designs options could be as follows:
Turned a minimum of22.5 degrees from the front street.
Inside loads
Outside loads
Rear loads
Decorative garage doors (wood or windows)
Flexibility and exceptions may be made by the Architectural Control
Committee (ACC) for lots that have physical limitations due to width, tree
preservation, slopes, widths, etc.
2. Home fronts shall have at least 25% brick, fieldstone, or cultured stone,
unless otherwise approved by the Architectural Control Committee (ACC).
and the entrances shall be enhanced with a combination of the following
features:
· Decorative Pillars
. windows above, or the side of entrance door.
. Functional Front Porch
. Engraved address # 's
. Decorative garage door
3. All retaining walls shall be either stone or decorative block and each wall
shall not exceed 6' in height. Additional terraces will then be used.
4. Roof pitch of at least 8/12 unless otherwise approved by the ACe.
4
3. Lighting
Decorative matching streetlights will be used in conjunction with
Connexus Energy and Elk River Utilities within the public right of way.
All lights will include flags that will distinguish the identity of Windsor
Oaks of Elk River. (see photo below)
In addition, the front entrance monuments will be lighted and additional
lighting will be provided along the sidewalk and trees installed along 193rd
Ave. The two ponds near the entrance will also be lighted. The use of
ground lighting all along 193 rd Ave NW will truly enhance this new area
of town and provide a great place to walk in the evening and daytime.
E. ~ Acre Lots
All lots will be less than ~ acre per ordinance requirements for density
bonus. Lot I, Block 9 is an existing lot that meets the 2 ~ acre minimum
lot size for this zoning district.
5
EXHIBIT A
WINDSOR OAKS OF ELK RIVER
LAND CALCS.
GROSS ACRES
EXISTING ROW NET ACRES
NET ACRES
OPEN SPACE
WETLANDS
% OF BUILDABLE LAND IN OPEN SPACE
DENSITY FORMULA
NET ACRES
gross density
Base Density with sewer 1.15
endowment fund
providing public access
10% additional buildable open space
landscape & lighting
architectural elements
less than 1/2 acre lots
Total
6~.2~ % op
2.74
59.54
35.55 0.60
4.72
86.72%
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59.54
24
2.50
27.39
5.00%
1.19
. 5.00%
1.19
5.00%
1.19
2.50%
0.60
2.50%
0.60
5.00%
1.19
33
--H-A~bO~-r l.e .5.
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5 5-3RD STREET
( DESIGN ~ LAND CO, )
ELK IVER, MN 55330 Phone: 763-441-8591
Fax: 763-441-8604
Date: August ~7, 2002
To:
Planning Commission & City Council
From: Dynamics Design & Land Co. if
Re: Windso Oaks of Elk River R.eview
I
This memo is to address ~ssues in the City's staff report for "Windsor Oaks of Elk River".
1) Streets have bee redesigned per staff review. The connections are needed for this
project to ultima ely extend to the w~t and they are also needed for the property to the
west to ultimatel extend to the east. (See attached drawing). For safety purposes an
emergency acce s will be temporarily provided to the south that will be rough graded and
include two br away barriers to limit use to emergencies only.
e sacs len hs are allowed to exceed 700' if they are;" designed to extend into
I.cJ.lljoining un-su divided property and connect with afuture street'.
2) A detailed lands ape plan will be pr~afOO1h .
. 66 trees long 193rd Avenue and within the plat in areas where grading disturbed
trees au side the right of way.
. A berm ith an additional 66 trees will be installed along the south property line.
. All land caping within the roundabout will be kept away from the edge of curb a
minimu of 10' to preserve sight-lines.
. F ountai and boulders to rnr installed as described in the density narrative.
3) The Park Comm'ssion did recommend that the trail system within the plat be available to
the public and c unt as a public value density credit under the open space ordinance.
4) The septic syste will be moved 501 to the north to avoid the gas line easement.
5) Drainage calcul tions have been revised per the revised grading plan and are being
submitted to Green.
6) The design en ineer will contact the City's engineer for design standards for the
roundabout on 193rd Ave.
~I.;G, 23 2002 12: 54PM
ELK R!v~R CiTY HA~~
I
NO. 9f;3
9
, "-"
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four-way tntersectior.s - . ft this i~ not possible, there mus:.
oe a roini urn of 150 fee~ epa=at~cc mea$ured ~etween
centerlin $.
C. Tan nts - A tan~e~t~cf at least three hundred (300)
feat sn~l be int~oduc.q. Qtw~Qn re~erse curv@sonarterial
and colle to~ ~t~eets.
,
D. Oe~1
each othe
shall be
ensure a
than five
(300) fee
all other
ations - When I~ ~~ectinq street lines deflect from
at one point b mere ~han ten (10~i degrees they
onnected by a ,c'rve \o/ith a ra.ditl.s ad~quate to
ight distance ~'thin the Right-of-Way of not le~s
hundred (500) If at for arterial", 'three hundrad
for collectors and one h~~d~ed (100) feet for
streets. . I
n Radius - prp~er desiqn should consider required
dius ot vehicl~ for access points or entrances t~
hi.hway USingi. tandards adopted by the Minnesota
of Transporta~'on.
E: . Turn
turning r
and from
Oep~rtm.en
/'
F. Loca ~emen
shopping planned
and lo~di g space, eitheF
provided 'n a block wher,
a major t' crcughfare or ,
residenti 1 areas will n~
of ~ha Ci y Council. '
- Excep& in the ca~e of a
a a ttnitwith off-street parking
a public or private alley ~hall he
commercially zoned pro~erty abuts
major s~reet. Alleys in
be pe=mitted except by resolution
G. Wid
shall ~e
area~ and
areas.
~ - Alleys, wh. e permitted by the City Council,
least eigh~e~ (18) feet wide in residential
at least twent* four (24) feet wide in co~~ercial
J . CU~-
the number
Under ceJ:t
or undesir
transporta
traffic an
max:imur.t. le
be seven h
of the .str
Longer cul
City Counc
- All eenter~ ne street gradi~nt$ $hall be a~
'!:er:ths percen~ (O.~t) and shall not exceed the
arterial~ an~ eollec~or street3 - 5% ~o e~,
-:s - 8'. I
Sereets - Min~k streets shall be eesign~d to
use by througl~'traffiC'
-sacs - The cj y reserves the riqht to restrict
and length of ul-de-sacs in a ~ubdivi$i6r..
in conditions,' cul-de-~acs may be inappropriate
ble in terms q their r~:ationship to the City'~
ion plan, erne ency v.::hicle access, schoel bus
public maint anc~ such as snowplowing. The
gth of a stree terntinutinq in Ii C;J..l-de-S~c shall.
ndred (700) fe ~r measured trom the cen~er line
et of origin t the center of the Cul-de-Sac.
de-sacs shall ot ~e allowed, except where the
1 determine~ tat:
110.57
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AUG. n 2(11)2 12: 55PM
ELK_:;V:~ ClT: HA.c
f~O. 983
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~. cul-d~~S.c ~s ~~mpora~y beca~sa the st~eet is
de3igne ~o extend i~t acjoining unsubdi~~oed
property and connect W ~h a futu~e s~=eat; O~
I
ii. it ha$ been cleertf. shewn that, by reason 0:
unfavcrai;;le land for:r.! r 1:.l1a ir~~gulaI sha.pe of the
land, a norm~l pdtt~~n cenno~ be e~~ablished or lend
wo~ld e wasted if th~1 additi~nal la~gth were no~
al...owe .
K. Ha~f S ..t~ - Ha~f $~Jeet$ sha:l be p~oh~cited except
whore it wi: be ?ractical !~o require the QeOicaticn o! the
other h~lf w.en the adjoin~~9 property is subdivided. in
which C~S8 t e deeication a......~ a half stre~t may be pennitted.
The probable length of tiro~ elapsin~ before dedica~ion of
the temainde shall ~e a ta! tor cor.siderec. in making this
deterninatio .
I
L. Pr1vat St%aets - prit~te streets shell not b~ ellcwed
nor shall p lic improveme~tls be ~pproveci fer any privat~
streets. Pr vate streets ci~y be approved only if the City
determines t at l
i. 2 iV'~. own.<'hi~ will not adver..ly impact
public health, ~af~tYI nd welfa~e.
ii. T,e d@sign is icll.omPliance with appropriate
e1"l.gineering sta.ndard,sl ~nd re(;['liren"tants.
I
iii. A per.manent and. ~
a. ~r.eement, aS50ciatio;
financ'al assurance$
~a~nte ance will not
I
iv. p~~anent and t
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users s provided. !
tisfactcry stre~t ~~intenance
docurnen~ :if a~plicable}i and
i~t ensuring that city
U,!,J.ired.
fficiant right of access to a:l
M . Eardsh.i
arz:angements
undue hardsh
subc1ivid.ing
to it.
,
!
to Owners of;' I
fer the propo
p to owners 0
heir own land
J01n1ng Property - Street
d subdivision shall not cause
adjoining pz:operty in
nd providing ccnvenie~t ~cces~
N . D@d.ica.
~hall be .in
FUn and Co'
dedice.cion a
on - All proP9 Bd streets $howr. on the plat
onformity wit~ the Co~~rehQn~ivc Davalopment
ty ~omprehens~ e pla~s and shall be offer~d for
. , . t .J
pUD..i..~C S ree'Q .
! .
3 . Blocks.
sufficient to pro
con~rol ~nd s~ree
thousand three h
hu~dIed (30Q} ~ee
Administ~Gto~ ano
lenath, width h.d acre~~e of bl~cks ehall be
ide"convenientki nd eafe.acCe~g, circulation,
desi~n. Bloc ~ay ~ot be ~onger than one
dred (1,300) f~ t, ot shorter than thr.~
~xcept as speF f1c~11y r~co~~n~ed by t~e City
C~ty Planner ap conc~red w~t:. oy the C~ty
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