6.10. SR 03-18-2002City
Item #
6.10
MEMORANDUM
TO:
FROM:
Mayor and City Council ,
Scott Harlicker, Senior Plannef~'
DATE:
March 18, 2002
SUBJECT: Case No. P 02-03 - Request by Cascade Land Company for
Preliminary Plat, Windsor Park 3rd Addition
Request
Consider a request by Dynamics Design and Land Company for preliminary plat approval of
Windsor Park 3rd Addition, a 93 lot single family cluster development.
Location
North and south sides of County Road 33 at the Macon Street alignment
Zoning/Land Use
Rla (Single Family Residential) and A1 (Agricultural Conservation) / LR (Low Density
Residential) and A (Agricultural)
Attachments
Location map
Memo from the City Engineer
Letter from Sherburne County Highway Department
Development plans
Narrative from the developer
Diagram of the proposed private park
Letter from Bogart, Pederson responding to issues raised by staff
Overview
Existing Conditions
The plat includes 196 acres located on the north and south sides of County Road 33, about
¼ mile west of the intersection with County Road 1; 162 acres are located on the south side
and 34 acres are located on the north side. Overall the land is a mix of woodland, wetland
and open fields. There is a 240 foot wide NSP powerline easement that transects the
property diagonally from the southeast to the northwest. Of the 196 acres, 90 acres are
wetland and 106 acres are upland.
The property north of County Road 33 is mostly upland with two isolated wetlands. It is
hilly with a mix of open fields and woods. There is one existing single family home on this
side of the road that will remain. This property is zoned A1 (Agricultural Conservation). The
minimum lot size in this district is 10 acres.
The property south of County Road 33 is ~h wetland and ~h upland. Two upland ridges
separate the wetland. The wetlands and ridges are a mix of woods, open fields and open
wetland and the east 12 acres are open fields. There are 2 single family residences on this
property, both will remain and be incorporated into new lots. This property is zoned Rla
(Single Family Residential). The minimum lot size in this district is 2.5 acres.
Project Summary
This subdivision is unique in that the project includes land on the north and south sides of
County Road 33. There are 92 residences proposed on 162 acres located on the south side
and 26 acres of open space and an existing residence proposed on 34 acres on the north side.
There are 136 acres proposed as preserved open space, 110 acres south of County Road 33
and 26 acres north of County Road 33. The project will include trails, both public and
private, that will connect to an adjacent development.
Analysis
Density
Cluster subdivisions are allowed in both the A1 and Rla zoning districts on parcels 20 acres
or larger and if at least 50% of the eligible land is kept as protected open space and a
community septic system is utilized. The base density of a duster plat is based on the
underlying zoning district density times an automatic density bonus for the septic system.
The density equations are different for the two zoning districts. The A1 equation is as
follows: (34.54/10 -- 3.45 lots) times an automatic density bonus, which in the A1 district is
2.15, (3.45 x 2.15 -- 7.43 lots). The Rla equation is as follows: (157.50/2.5 = 63 lots) times
an automatic density bonus, which in the Rla district is 1.15, (63 x 1.15 -- 72.46 lots). With
the bonus allowed for the clustered subdivision the applicant is allowed 80 lots (73.43 lots
A1 + 72.465 lots Rla).
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 these bonuses are outlined in the applicant's attached letter.
Rla A1
Create an endowment for open space 3.1
Provide public use of open space 3.1
Architectural and landscape theme 3.1
Lots less than ~ acre 3.1
.17
.17
.17
.17
12.4 .68 13.08 Total bonus lots
Based on staff's calculations the developer, if the Council accepts the additional density
bonuses, is allowed 93 lots for this project (80 + 13.08 -- 93.08 or 93 lots).
The developer is also requesting one additional lot be allowed. The proceeds from the sale of
this "community benefit lot" would go to the Elk River Athletic Department. The
Subdivision Regulations do not allow for this type of bonus lot. The addition of this lot
would be at the discretion of the City Council. If this additional lot is allowed, the total
number of lots for this project would be 94.
Layout
Streets
There are two main access points from County Road 33 into this development. Joplin Street
is at the east end of the plat and Queen Street at the west end. There are 3 main streets
through the project, Queen Street, Pascal Street, Naples Street/215~h Avenue/Joplin Street
and 2 cul de sacs, Queen Circle and Naples Court. Naples Street/215~h Avenue/Joplin Street
runs east to west through the plat and Queen Street and Pascal Street run north to south.
Pascal Street will be platted to the south boundary of the plat in order to provide a future
connection to the property on the south. The streets will be a typical rural section with
bituminous curb and gutter. Sherburne County Highway Department has reviewed the plat
and their comments are included in the attached letter.
Lots
The developer is proposing 93 lots. They will range in size from 11,690 sf. to18,032 sf. Most
are between 12,000 to 14,000 sf. All of the new lots are located south of County Road 33,
abut open space and are at least 80 feet wide. There is one lot on the north side of County
Road 33 that contains an existing home. Included as part of that lot is land that is intended
to be used for future right-of-way to provide access to the adjacent 120 acres north of the 34
acres on the north side of this plat.
Outlots
Four outlots are proposed on the south side of County Road 33. Outlot A is 43.65 acres, it
consists of wetland and an area that will be used for wetland mitigation; Outlot B is 4.22
acres and will be utilized for a drainage pond and neighborhood park; Outlot C is 37.47
acres and is about 3A wetland, and Outlot D is 29.67 acres and is about 3A wetland. Outlot C
contains the community septic system.
One outlot is proposed on the north side of County Road 33. Outlot E is 25.96 acres. This
outlot will be dedicated as a city park. The NSP power line easement cuts diagonally across
this outlot.
Open Space
On the south side of County Road 33, Outlot A, C and D comprise 110.75 acres of open
space. Of those 110.75 acres, 81.9 acres (73%) is wetland. On the south side of County Road
33 most of the upland open space is located on the east end of Outlot C. There is also some
upland open space along County Road 33, along the south boundary of the plat and behind
the lots on the west side of Joplin Street.
On the north side of County Road 33, Outlot E comprises 25.96 acres of open space. Of
those 25.96 acres, 4.1 acres (15%) is wetland. The Park and Recreation Commission has
recommended that Outlot E be dedicated to the City to meet the park dedication
requirement, however, the total credit will be 18.1 acres; slightly less than the 10% allowed
by ordinance.
In order to provide recreational opportunities for south of County Road 33 the developer is
proposing a 1 ~ acre neighborhood park Outlot B. The park will include a play area, a
basketball court, playground equipment and benches. This area would be for the use of
residents of this development; it would not be a public park. A detailed diagram of this park
is included in the packet.
There is 136.71 acres of open space total included in this plat. Of those 136.71 acres, 86
acres (62%) is wetland. Overall, including the properties on both sides of County Road 33,
36.67% of the open space is buildable. The buildable open space on the property south of
County Road 33 (zoned Rla) is 25.23% and the buildable area of the open space north of
County Road 33 (zoned Al) is 84.11%. The ordinance requires that in the Rla district 35%
of the open space be buildable and in the A1 district 10% of the open space be buildable.
Trails
The developer is proposing a trail along a portion of the south side of County Road 33. This
trail will extend from Queen Street to a proposed crossing of County Road 33 at the west
boundary of Outlot E. Staff is recommending that the trail be constructed along the south
side of County Road 33 from the west boundary of the plat to the east boundary of the plat.
This will be the initial segment of a trail that will run between County Road 32 and County
Road 1. The trail should be a 6 foot wide bituminous trail.
The developer is also proposing a trail connection that will connect with the existing trail in
Windsor Park. The trail should be bituminous and connect the trail in Windsor Park with the
new trail along County Road 33. This trail along with the trail along County Road 33 would
be for public use.
The developer is investigating constructing a private woodchip trail along the south
boundary of the plat connecting Polk Street with the new trail connection to Windsor Park.
This woodchip trail would be a private trail.
A sidewalk is proposed to be installed along Pascal Street from the south boundary of the
plat to Queen Street and along Queen Street to County Road 33.
Grading, Drainage and Utilities
Grading, drainage and utility issues are addressed in the City Engineer's memo. The
developer is proposing to fill several wetlands and will be required to provide wetland
mitigation.
Landscaping
The landscape plan includes 186 trees. The ordinance requires 2 trees per lot. The applicant
is proposing 93 lots; the landscaping requirement for 93 lots is 186 trees. The required trees
are proposed to be planted along the streets and as screening around the perimeter of Outlot
C. The applicant is also requesting a density bonus for landscaping. This bonus should
require additional landscaping above what is required by the ordinance. The applicant is
proposing additional landscaping on Outlot B in order to qualify for the density bonus.
Park Dedication
The Park and Recreation Commission recommended that Outlot E and a small cash
contribution be accepted to fulfill the park dedication requirements.
Well and Septic
The project will have a community septic system and individual wells. The septic system will
be located on Outlot C.
Planning Commission Meeting
At the Planning Commission meeting held on February 26th two adjacent property owners
spoke at the public hearing. A resident of Windsor Park, whose lot abuts the proposed
development, had a concern about the proposed private trail along the south boundary of
the project. He wanted to be sure that the trail would not be too close to his rear property
line. The property owner to the east of the project expressed concern about a possible public
trail that would go through Outlot C. He also wanted to make sure that the trail would not
be too close to his side property line.
The Planning Commission discussion centered on Outlot E and whether is should be
included in the open space calculations. The opinion of four of the Commissioners was that
since Outlot E was on the north side of County Road 33, it should not be counted as open
space and included in the density calculations for the property south of County Road 33. If
the property north of County Road 33 is not included in the open space calculations, the
property south of County Road 33 does not meet the buildable open space requirement.
They also discussed the need for additional information regarding architectural covenants
and the landscaping theme. They were uncomfortable giving a density bonus without more
specific information. They did not express a concern regarding the overall layout of the
streets and lots or the configuration of the open space south of County Road 33.
Recommendation
The Planning Commission recommended by a 4:2 vote that the City Council deny the
preliminary plat request for Windsor Park 3rd Addition based on the following findings:
1. THE REQUEST FOR ADDITIONAL DENSITY BONUSES DOES NOT MEET THE
INTENT OF THE ORDINANCE.
2. THE PUBLIC USE CRITERIA WAS NOT MET FOR THE DENISTY BONUS.
3. THE ARCHITERCTURAL COVENANTS AND LANDSCAPING THEME ARE NOT
SUFFICIENT FOR THE DENSITY BONUS.
4. THE LAND SOUTH OF COUNTY ROAD 33 DOES NOT HAVE ENOUGH
BUILDABLE OPEN SPACE TO MEET THE ORDINANCE.
5. THE LAND NORTH OF COUNTY ROAD 33 IS NOT ACCESSIBLE ENOUGH TO BE
INCLUDED FOR A DENSITY BONUS.
Staff recommends that the City Council approve the preliminary plat request for Windsor
Park 3rd Addition with the following conditions:
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 ATTORNEY'S REVIEW AND APPROVAL PRIOR TO FINAL PLAT.
4. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES
5. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100%
OF THE COSTS OF THE PUBLIC IMPROVEMENTS.
UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM
ACCEPTED BY THE CITY, A WARRANTY BOND IN THE AMOUNT OF 25% OF THE
IMPROVEMENT COSTS SHALL BE SUBMITTED TO THE CITY FOR THE PERIOD
OF ONE YEAR.
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.
10. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO
THE ISSUANCE OF BUILDING PERMITS.
11.
OUTLOT A, OUTLOT C AND OUTLOT D BE PLACED IN A CONSERVATION
EASEMENT TO BE HELD BY THE HOMEOWNERS ASSOCIATION OR A
QUALIFIED LAND TRUST.
12. ALL MAILBOXES BE CLUSTERED.
13. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT
FOR RECORDING.
14.
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.
15. ALL DISTURBED AREAS SHALL BE GRADED AND SEEDED.
16.
THE DEVELOPER SHALL INSTALL THE BITUMINOUS TRAIL ALONG THE
SOUTH SIDE OF COUNTY ROAD 33 FROM THE EAST TO WEST BOUNDARIES OF
THE PLAT AND A BITUMINOUS TRAIL CONNECTING THE TRAIL IN WINDSOR
PARK WITH COUNTY ROAD 33.
17. A SIDEWALK SHALL BE INSTALLED ALONG THE WEST SIDE OF PASCAL STREET
FROM THE SOUTH BOUNDARY OF THE PLAT TO COUNTY ROAD 33.
18.
MAINTENANCE AND OWNERSHIP OF THE OUTLOTS, THE LANDSCAPED
MEDIANS AND THE LANDSCAPED ISLANDS IN THE CUL DE SACS SHALL BE
THE RESPOSIBILITY OF THE HOMEOWNERS ASSOCIATION AND SHALL BE
INLUDED IN THE HOMEOWNERS ASSOCIATION AGREEMENT.
19. ALL APPROPRIATE EASEMENTS SHALL BE SHOWN ON THE PLAT.
20. OUTLOT E SHALL BE DEEDED TO THE CITY TO MEET THE PARK DEDICATION
REQUIREMENTS. A SMALL CASH DEDICATION SHALL ALSO BE REQUIRED.
21. ALL COMMENTS IN THE SHERBURNE COUNTY HIGHWAY DEPARTMENT
LETTER SHALL BE ADDRESSED.
22. THAT THE APPLICANT COMPLIES WITH THE WETLAND CONSERVATION ACT
AND THAT:
· A TECHNICAL EVALUATION PANEL REVIEW ANY FILLING OR MITIGATION
OF WETLANDS.
· THE DEVELOPER'S AGREEMENT FOR THE PROJECT INCLUDE LANGUAGE
THAT PLACES THE RESPONSIBILITY OF THE SUCCESS OF THE WETLAND
MITIGATION ON THE DEVELOPER.
· THE DEVELOPER OBTAIN ALL THE APPLICABLE PERMITS PRIOR TO FILLING
ANY WETLANDS.
A RESTRICTIVE COVENANT AND DRAINAGE AND UTILITY EASEMENT BE
RECORDED ON THE WETLAND MITIGATION AREAS WITH THE RECORDING
OF THE FINAL PLAT.
· THAT A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF
100% OF THE COSTS OF PUBLIC IMPROVEMENTS INCLUDING THE COST OF
THE MITIGATION WORK.
· THAT THE DEVELOPER SUBMIT A WRITTEN MONITORING REPORT ON THE
REPLACEMENT WETLANDS ONE YEAR AFTER THIS MITIGATION WORK IS
COMPLETED AND THAT THIS REPORT BE APPROVED BY CITY STAFF PRIOR
TO RELEASING THE LETTER OF CREDIT.
23.
THE DEVELOPER RECEIVE ALL THE NECESSARY COUNTY DITCH AND
REAPORTIONMENT PERMITS.
River
Location Map
Case Number: P 02-03
Cascade Land Co.
N
(Windsor Park 3rd Addition)
rd R, Green Company
February 20, 2002
File: 816950J-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: WINDSOR PARK THIRD ADDITION
Dear Mr. Harlicker:
As requested, we have reviewed the submittal package for the Windsor Park Third Addition. It
was prepared by Bogart Peterson and Associates, and contained eight sheets. Those sheets
consisted of preliminary plat; preliminary grading, erosion control, and mitigation plan;
preliminary utility plan; and a preliminary landscape and lighting plan. The set that we reviewed
had a revision date of February 11,2002. We have subsequently received a second revised set
dated February 19, 2002. It appears that the February 19th plan is very similar, with the
exception that three lots have been removed. Therefore, our comments will be based on the
February 11, 2002, plan set. Based on our review, comments received at the staff review
meeting, and a meeting with the Developer, we would offer the following comments:
A. PRELIMINARY GRADING PLAN
· We question many of the overflow elevations shown for the drainage ponds. For
instance, the pond behind Lot 2, Block 8, shows an overflow of 945; however, the
existing topography around that area shows most elevations in the 944+ range. How
will this pond drain? It appears that there will not be a positive overflow. The same
question holds true for the two drainage ponds located adjacent to Pascal Street on
either side of Block 3.
· No emergency overflow elevation is shown for the proposed pond in Outlot B.
· Catch basin elevation should be provided for the proposed storm sewer in the
Naples Court and Queen Circle cul-de-sacs.
· The side slopes adjacent to 215th Avenue are relatively steep between Blocks 6 and
8. These should be flattened to provide a more gradual slope off of the side of the
road.
· There are several driveways that appear to be relatively flat. These would include
Lots 3, 4, and 5, Block 9, and Lots 1 and 4, Block 11.
· There are retaining walls noted for several of the lots in Block 11. More detail should
be provided in these areas to indicate how the retaining walls will be built and how
they will affect the grading of the lot. These types of walls will be required to be built
by the Developer prior to releasing the plat for building permits.
Ltr 2-20~02 Harlicker. rev
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Mr. Scott Hadicker
February 20, 2002
Page Two
The proposed improvements require some filling of the wetland area. These are
noted on the plan with identified mitigation areas. Obviously, this project will need to
go through a Technical Evaluation Panel for the wetland issues.
B. STORM DRAINAGE
Detailed storm drainage calculations were provided. These have been reviewed. In
general, the storm drainage concept is fine. However, there are a number of questions
and modifications that need to be answered or made. These include the following:
· The report does not clearly show a comparison of the total of pre and post total site
discharge rates. It appears as though the post-development rate is less than the
pre-development rate for the 100-year event.
· The 100-year peak pond elevations are summarized in the drainage report. The
100-year high water elevations (100-year HWL) are shown on the preliminary
grading plan for ponds 40, 42, 43, and 44. The grading plan should show the 100-
year HWL for all ponds in the development.
· The 100-year HWL for pond 66 is shown in the report as 945.4; the calculations
submitted show this elevation to be 945.0. This should be corrected in the report.
· The calculations should be revised to show the normal water level to be at the outlet
elevation at the beginning of the 100-year event. This will affect the calculated 100-
year HWL for most of the ponds.
· Pond 8 along Ranch Road is shown to have no outlet other than overflowing the curb
onto 215th Avenue. Storm sewer is shown in the area. An inlet should be added
behind the curb to drain this area.
· The trail crossing the ditch between Ranch Road and 215th Avenue will require a
culvert within the ROW of Ranch Road.
· The EOF between Lots 10 and 11, Block 1, is shown at an elevation of 947.0. The
Iow point at the intersection of 214th Avenue and Queen Street is 945.0, leaving a
potential pond depth of 2.0 feet in the road should the storm sewer become
obstructed. The Iow point should be raised or the EOF should be lowered to allow a
maximum ponding depth of 1.0 foot.
· The EOF between Lots 19 and 20, Block 1, should be moved to the lot line between
Lots 18 and 19.
· Details of the pond outlets should be provided in the drainage report. Many of the
ponds in this development have a weir outlet. Are these constructed with dp-rap,
treated timbers, or some other materials?
· No water quality calculations have been provided to determine if adequate dead
storage has been provided.
· No analysis of the 1-year or 10-year events has been provided.
· The calculations show a curve number of 39 for lawn (good) soil type A in the
developed condition in the yard area of the lots. Typically, residential developments
import topsoil for lawn and the soil type in the yards is more characteristic of type B
soils. The curve number for this case would be 61. The calculations should be
revised to show a curve number of 61 for yard areas.
Ltr 2-20-02 Harlicker. rev
Howard R, Green Company
CONSULTING ENGINEERS
Mr. Scott Hadicker
February 20, 2002
Page Three
The calculations show a curve number of 36 for woods (fair) soil type A in the
wetland areas. Typically, there is not soil type A throughout a wetland. The soils
map shows areas of Seelyeville soil in the wetlands. A curve number of 85 should
be used in these areas
C. ON-SITE SANITARY SEWER
No design calculations were provided relative to the on-site sewer system that would be
required for this cluster development. Given the size of the development, the on-site
sewer system will require an MPCA permit. We anticipate that the design and
calculations will be submitted shortly, at which time we will provide a wdtten review of
the information.
If you have any questions regarding these comments, please call.
Sincerely,
Howard R. Green Company
Terry ~ Maurer, P.E.
TJM:tw
Ltr 2-20-02 Hadicker.rev
Howard R, Green Company
CONSULTING ENGINEERS
February 6, 2002
City of Elk River
Attn: Michele McPherson
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
Sherb
PUBLIC WORKS DEPARTMENT
Rhonda F. Lewis, P.E.
425 Jackson Avenue
Elk River, MN 55330
(763) 241-7030 ° 800-594-5208
RE: Windsor Park Third Addition (Revised)
Dear Ms. McPherson;
County Highway 33 has been identified in the Sherburne County Transportation Plan as a
possible major east-west collector; therefore it requires special consideration as it relates to plat
development. The number of access points along CH 33 must be minimized and the access
point' s chosen must serve the development of parcels on both sides of the roadway. These
access points will become four way intersections when the properties to the north develop. After
reviewing the drawing for Windsor Park Third Addition we offer the following comments.
1. We request 70' of right of way be dedicated in fee title to Sherburne County.
2. We will require an access permit for each approved access location.
3. We accept the proposed access locations of Joplin Street and Queen Street as drawn.
4. We will require right turn lanes built to our standards at each location.
5. We will require bypass lanes built to our standards at each location. Be advised these
bypass lanes are in areas where there is only 33' of right of way. Before access permits
will be granted we require a signed slope easement agreement with the affected
landowners.
6. We support the city's position for the internal connection for Naples Street. With this
connection Naples Street would become a thru street, thus it will not meet the spacing
guidelines. Therefore is not acceptable.
7. The developer is responsible for the applicable signage fees to bring this segment of
roadway into compliance.
8. The developer is responsible for pavement marking correction as required.
9. We do not support the proposed trail crossing CH 33. We agree with the City of Elk
River that any trail crossing a roadway with 55 MPH traffic is unsafe.
10. There is a cattle pass under CH 33 that must be removed or plugged by the developer.
11. The fences located within the County fight of way must be removed.
si ,
Richard D. Corbin
Sherburne County Public Works
WINDSOR PARK I]2I
A MASTER PLANNED
RESIDENTIAL COMMUNITY
WINDSOR PARK 111
A MASTER PIM.NNED OPEN SPA CE DEVELOPMENT
INTRODUCTION
Cascade I Land Company is proud to announce Windsor Park Ill, a master planned
open space community that will follow the conventional planning and design of
Windsor Park I & II and the Ridges of Rice Lake in Elk River. By setting homes
away from busy roads and designing walk out lots that are adjacent to open space
with scenic views, parks, and trail systems, Windsor Park III will be another quality
residential development in Elk River.
In Windsor Park III over 70 lots are full basement walkouts and over 90 lots are
adjacent to natural open space areas.
Contingent upon plat approval, construction will begin in the spring of 2002 and
completed by the fall of 2002. Home construction would begin in the late summer of
2002 and is expected to continue for 2-3 years. Windsor Park III will maintain the
excellence of design of Windsor Park I & II, which has received statewide
recognition and was recently featured in the Minnesota Land Trust's brochure for
innovative sustainable development. In addition, Windsor Park recently won a
"Bennie Award" by the Builder's Association of the Twin Cities for best new
neighborhood.
DENS1TY FORMULA PER SUBDMSION ORDINANCE
A. 2.5-acre zoning density with incentives yields 85 lots on 158 acres.
B. 10-acre zoning density with incentives yields 7 lots on 34.5 acres.
* The calculations are attached as ExhibR A.
RATIONALE FOR DENSITY
A. Base Density with Community Sewer
This is based on 159 acres x the 1.15 formula per ordinance and 34.54
acres in the 1 O-acre zoning district. All homes would be located in the 2
½ acre district, with the exception of one larger lot created in the 10 acre
district on the north side of County Road 33 to allow for an existing home
to remain on a conforming lot.
B. Endowment
An endowment fund will be created for the Homeowner's Association for
the open space per ordinance requirements.
Co
Providing Public Access
The land to the north of the County Road 33 is within the 10 acre zoning
district. It also contains the most scenic and valuable open space.
Because of this, Windsor Park III is proposing to concentrate the
residential density to the south of 33 and abut all lots adjacent to natural
wooded and wetland areas. This will provide very private backyard
settings for homeowners and allow the additional open space to be used
for parkland to the north of County Road 33.
The public benefits of the park dedication are as follows:
The land is very scenic, wooded pasture, with minimal under brush.
Approximately 22 acres is high ground and contiguous, creating more
opportunities for open space and park uses compared to fragmented
chunks of open space broken up by homes. The park area could serve
the residents of the proposed development, as well as the entire city
due to its size and land qualities.
The proposed park is in an area that the City of Elk River Park's
Commission has previously considered for acquisition of an area wide
park for the city. This creates an affordable and rare opportunity to
acquire a large amount of good land in a central location of Elk River.
The additional 25 or more acres could be acquired in the future
(hrough dedication or a possible purchase to the north of this
property.
3. The property would be deeded to the city at an agreed upon date in the
future with the current owner, Carroll Bloomdahl.
Looking north from County Road 33
Closer look from County Road 33
Landscaping, Lighting and Architectural Theme
Landscaping will include the city ordinance requirements for two
trees per lot. This would equal approximately 180 trees. Each lot
would contain one spruce or pine to be planted and the remainder
would be planted in the open space to screen the sanitary sewer
areas and also to provide an attractive border for Outlot B in the
western portion of the plat. This central area would also be
excavated and restored with natural vegetation and tree and shrub
plantings. The type of vegetation planting would be based on the
recommendations of the Sherburne County Soil & Water
Conservation District. In addition, each of the two entrance islands
will have matching rock and shrub plantings that. are drought
resistant.
o
The architectural theme will include two matching island
Monuments that will include brick, slate and stone materials. All
homes will be under an architectural control that will create a
"distinct neighborhood".
EXAMPLE
Placed Horizontal with the County Road 33 & Lighted on both sides
ARC~C~~ CONTROLS (EXAMPLE}
There will be type A lots and type B lots. Type A will have less flexibility from these
controls than type B. All plans maintain a distinct curb appeal for the entire plat.
· When possible garages faces shouM be designed to enhance the streetscape as much
as possible.
Designs options could be as follows:
Turned a minimum of 22.5 degrees from the front street.
Inside loads
Outside loads
Rear loads
Setback from the house fronts
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.
Home fronts shall have at least 25% brick, rieldstone, or cultured stone, unless
otherwise approved by the Architectural Control Committee (ACC).
front 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 ii's
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..
Roof pitch of at least 8/12 unless otherwise approved by the ACC.
All fencing shall be approved by the ACC before installation.
Eo
Fo
Decorative matching streetlights will be used in conjunction with
Connexus Energy and Elk River Utilities within the public right of
way. The style of lighting will be similar to those in Windsor Park I
& Il(See Exhibits). In addition, the front entrance monuments will
be lighted on both sides in order to provide an attractive and safer
entrance in the evening when traveling County Road 33.
½ Acre Lots
All lots will be less than ½ acre per ordinance requirements for density
bonus.
Community Benefit Lot
This is a request for an additional lot that will be donated to the Elk River
Athletic Department in order to help finance a new press box. This lot is
at the discretion of the City Council of Elk River City.
4
CONNEXUS
ENERGY
Yo, ,' Corr~r~ur~d"y F_.r~or(:jy PL~r-tr~or
Outdoor Lighting
Tra d/t/on:t/Conch Lnn tern
Thc trad/r/ona! Coach hm tern dca
has endured the test of t~¢~c w/th
s~ph¢u'c charm, white pro [q'd~V
superior h~h6 which can be used
wide, vanbty o[setn~gs.
This luminain'e is available in 100 and
150 ~vatt HPS.
The optical system consists of £our
acrylic refractorpanels to ffive an
eftTcient light distribution. The
refractors provide an IES type III light
distribun'on.
The housinff is made o£cast aluminum
and tTnishes with a polyesterpo wrier
paint to insure maximum durability.
The standard color is black-. Other
colors are a vaUable.
DIMENSIONS
[ 102rmml
/
('OIII1C. VII.¥ h'ner, g:F Outdoor l.~ghtin,g
pro rides state of th e art I(gh tin,g p rodu ets
and ,s'ervices to commtutitie.% developers,
filial DII.~I'IIC.SA'C.M JJ'ort~y./~ec {'lt~'([(l' l/ltd
/it ain fl'ti/ltl CC pro,drams pro vide
un.S'ltqm.~'sed perfbrmance and reh'abilio,.
I"or tnt, rt' it(/brmation co/tract Four
(~/Itl~'.Xlt~ ]:'nt'r.u)'
,Wlll-/,j )- / h - ~ t~r w'~l'l /J/l/' ~'~'/~xllt':
Il It'll. ( ti Il 1I (' ~ Il S { 'Il C1'[~ 1'. ~
CONNEXUS
ENERGY
Your Cor'r}r'r/Lir'~lty Fr~or.qy P;artr~er'
Outdoor Lighting
Lantern Luminaire
77w dine/ess styling, of dw c'/~du sided L'um'rn
revives n*cmor/c$ of the ronrit~ 1920s ,'hh it.s'
acsthctlCnl~V p/casin~, destk, n. ,'h/lc its
supcriorperformancc adapts ,'cH to n[U,
street-scape lighting project.
This luminaire is available in 100 and 150 watt
HPS (High Pressure So&'um)
The optical assembly consists ora glass
refractor operating in con/unction with a
formed aluminum refractor located in top
cover. This refractor system is desiff, ned to
~ntrol the distribution of h'~ht to maximize
.iJJ'zation and uniformity. The glass will not
discolor (turn yello w) over time like the
acryh'cs orpolycarbonate Iens. This refractor
provides IES type III h'echt distribution.
The housing is made of cast aluminum and is
finished with a polyesterpowderpaint to
/nsure maximum durabih'ty
The standard color is bhtck.
('onncxu.~' I:'ner.[:V Outdoor Lk&.hting
provides s'tate oJ'the art lk[.hting products'
and .~crv&'e.s 1o ('omm uniflex, developerx.
(Ittd hu.sine.s'.scx, tVoro, jhee eneq[9' and
ttltlillletltlllt'd pro,[,ram.x' provide
tttl.$ llrp(l.X S cd pccfbrntatwe and re[lab/Ilo'.
/"or lilt)fl' in/;~rmalion C'OIIItlCf Four
WPARK III
LAND CALCS.
% OF BUILDABLE IN OPEN SPACE
25.81 107
4.11 80
84.11% 25.23%
· 174.54
GROSS ACRES
LESS EXISTING ROW NET ACRES 4,2
OPEN SPACE 1 32,8
WETLANDS 84,1
36.67%
i DENSITY FORMULA 2.5 zone 10acre zone :!~ :'-:.total
GROSS ACRES - ROW ACRE 157.50 34.54 192
gross density 63 3,454
Base Density with sewer 1.15 2.50 72.45 7.43
endowment 5.00% 3,15 0.17
providing pub~lc access 5.00% 3,15 0.17
covenants to create landscape lightin~l 2.50% 1.58 0.09
covenants to create landscape li~lhtin~l 2.50% 1.58 0.09
less than 1/2 acre lots 5.00% 3.15 0.17
Total 85 8 93
WINDSOR PARK
THIRD ADDITION
OUTLOT B
5 PD
CBS
3 CB.~
5 SM
14 BHS
4 SM
CBS
SUGGESTED LANDSCAPE LEGEND
KEY
BHS
CBS
BM
PD
SD
HBC
OUANITY TYPE
26 BLACK HILLS SPRUCE
16 COLORADO BLUE SPRUCE
IO SUGAR MAPLE
9 PAGOOA DOGWOOD
§ SILKY DOGWOOD
5 HIGH BUSH CRANBERRY
VIRGINIA MOUNTAIN MIST
BLACK-EYED SUSAN
PRAIRIE WILD ONION
BLUE-EYED GRASS
GRACEFUL SEDGE
,'..'.'..'.':..':': JUNE GRASS
CBS
GROUND
PARK
~TE
5 PO
CHNNUNK FENCE
E~TRANC~ GATE
z<~_.
~: o ,..-, ,¢_.<
SHEETi N/
MAR--l~-02 05 .'4T PM DYNAMICS DESIGN ~nd LAND
6124418684
P.OS
Bogart, Pederson
'tes c.
~ / / LAND SURVEYINO
~ i',/,,~// C~VIL ENGINEB~NG
MAPPING
2002
1306~ Om~
P,O, Box 490
Elk ~vc~, ~ 55330-0490
Dca: Mr Narlick~r:
'I~b letter is in re.sponsc to your ~¢morah~ium to the plara~g commiaaicn dated Fcb~y 26, 2002
tegiudtng the pro .poa~ pl,,t Wh~dsor P~rk Third Addition. We would like to respond ta t~e
recommendatio:U made by th6 Ci~r of Iilk River ?la,",nln8 Department ~d to the c, ornment~ provided in
the attached le:tem from the Howard la,. Green Company md the Sherbume County Public Works
DepartmenL
City of Elk River reeommead~tion~
The following ar~ our respomcs to thc t~co:r~endatio~ proposed by thc City oI~ EII~ RNcr Plazu~L~
D~panmcnt:
17.
18.
~e d~loper .~all l~$tall #re bltumlnou, s trc~il alon~ the south side of Counr~ Zoad J$
from th~ east to wt~t J~undar~e~ o£the plat and a bttuminotar trail connectln8 th~ rrotl in
R/In~or Park wtth vounty road $$. A woodchtp pall ~hall b~ tnztalltd along t~e south
boundary of the plar connecting Pa.~cal Str~t with thc bituminous trail in Outlot C.
A bitumino, ua trait ha~ b¢¢z~ added to the preliminary piazza aloha thc sou~ side of County Road
33. However. the trail a.s shown in the current set ot'r~vised pla~ does not ~xtend all of the
way from thc cast to west boundaries ott~ plat, but instead connects Queen and Joplin
Strata, 'Wear of Queen Street, the construction of a trail would require illin& a, co~iderabl, e
amount of wetland. East of J'.oplin Street, thc trail Would ~ontlict with the proposed on-site
~pti~ system. Tho rcviacd prel~ plans include a bituminous lrsll com"ieeting the pro~sed
plat to Winds'or Park, BeMuse or' a negative response l~nl. ~ ¢ommunityi lhe Developer ~
the City have a&reed to r~rnov~d thc proposed wocckkip trail slo~q~ rtl~ so,Ill boundary of ~e
plat frora our project pla~s.
ztdewalk shall be In,tailed along tht'ea~t side of Pascal Street.from the south boundary
plat to count), Road
MAR--15--02 85:4? PM
~r.ll. 20~2 t'28P~
DYNAMICS DESIGN clnc~ LAND 6124418604
P.04
21.
d ?~vised lan~cape plan shall be Provided that complies with the land.~cap~ ordinance ....
We h-vc created 0. s~pamlc p~k md po~d conc~p~ t:Im'l that shows the lo.hen md qua~tlt,/
thc ~ditioo.~l
Ctt~ EngL~eer ~oward R, Or~en) Comment~
The roilow ~ o~ res~am to ~c co--=ts provid by Tc~ ~cr off thc How~ ~. Orcm
~mpmy. 8~a ~. M~ ~vte~d ~ pt~ ~d gebm~ 11, 2002. all lot ~ blo~ z~c~flccs
~ ~e fo~o~ respects ~I refer ~ ~s rcviatoo of~ pl~.
Preliminary Gradln~ Plan
I. Pla question many o/the owrflaw el~otlont shown far ~e dratnage ponds.
Th~ ponch in quc~on ha'~c each bccn raised 0.$' to ~uantutee proper d.-atn~e ~om the
ovcrflow. ·
No emergency overflow el~atton¥~'lhown for the. prOpased pond In Outlet ~.
A revised emcrgcucJ,, overflow cl~.wation is now shown on th~ grading .plan.
Catcil ha'tin oI~vatton should be provided for the proposed storm sewer in the Naples
Co~t and ~,uetn Circle ~u[-da,$ac.~.
Thcs~ cl~vafloua az~ ~ow a~wn on our ut~atcd plato.
7'h, ~tde slo£e~' a~acent to ~15" .,twnue are r~lattvely ~taep I~tw~en ,~lo~k~ ~ t~t ~.
l'hese zhould be flat~ned to pro~l& a mort gradual flope o.~'~f'the .r~ o/tile roa~
Thc ~rading plan has bccn r~viac~ to show a flatter, 4:1 ato~ at this locatiou,
There are s~ral drtvewaF~ that appear to be relatively flat.
Those lots at issue have ell bccn m0ved/revtscd in later revisions to the plan. Evm'~ driveway in
thc plat has a d.dv~way alcl~ ofa~ lc~t ~%,
Th~r~ ar~ retaining Wail# noted fo, !everal ~f th¢ lot.~ in ~lack 11. Mort detail should b~
provlded tn these .ar~a~ to lnd~aatt haw the reta~n~g wall.~ well b~ butlt and how they wtll
aff~ct th~ gradlng of rh~ lot..
Most cftc rc~ining walls shown on the 7./11/02 revision were removed from the plan ~et. A
delallecl Profile and cross sectio~ of the remaining rcudntng well will bc provided wJ',.h the ~
MAR-15-82 85 :48 PM DYNAMIC'S DESIGN o. nd LAND 6124418684
~er,13, 2002 4'?.7P~ No,0782
P.85
B. Storm Drainage
i. The re~or~ doc# not ¢l, ar~ ~ow a comt~arlaon o/the total o/pre and Ro~t total site
ditcharge rate~. ·
[n'~e rex~aed drainage repO~ wc have now marc c[cexly compared the tozd pro ~d ~at
~e fo~ ~c ~te groj'cct aitc.
~adi~ ~lan ~uld ~w the 100-y~ar ~L f~ all ~on~ In t~ dawtopment.
newest m~sion of ac ~ pl~ now ~c$ ~c lO0 yc~ H~ ~r ~1 of~e poa~,
IO0-ye~ ~ far ~cn~ 66 t~ ~h~n tn the re~r~ ~ 94~.4; the c~l~ulatlo~
tubmitted shaw t~ia elt~lon to ba 94~. O. ~hlg ~uM ~ ~rracUd In th~ re~ra
H~ lis~ed tn ~e te~a ~. a ~. ~c =po~ ~ been ~vtsed to ~e~ ~c co~ect
olcvation.
The calculations should be revised to show the normal water loyal to be at tha au#at
elevation at the begtnntn8 of the 700 j~ear event. Tht~ well afl'eat the calculated lOO year
HtgL for moat of th~ ,uond~·
In the rCvise~i drainage rcl~ort,' each Of thc reservoirs have now been anal. yz~ ass~mln$ the
beginning water level in t~ pond is a~ ~ outlet elevation,'
POnd ~ along Ranilh '~°ad ts:xhown to have no outlet o~her than over/lowing the curb
onto 21~ a..4venge. ~torm .~awar It xhown tn the area dn tnlet.~l~ould ba added b~htnd
tho curb to drain thtt or~a.
An inlet to drain ~i, er~a is n~;w Jh~v,'u on th~ rcvise~i grading plea,
The trail croa;tn~ tl, e dltch b~twmen l~ancl~ ,qaa# and 2 ~ $
within th, RO~ of R~ch' Road
at 215~ Aven~ h~ b~a ~a~d.
The EOF between ~ot.~ 10 and 11, Block l, la al,own at an elevation of 947.0. The low
potnt ct the intersection of 214tn ~lvenue. and ~/ueen Street ts 945. 0 leaving u potential
pond degth 0/'2. O feet tn the road should the ~torm sewer become obstructed The Iow
potnt ~hoglld be ~at~ed or ih~ ~0~r #hauld be la*uer~d to allow a mtcrlmum pondlng depth
afl. O foot.
The EOF has been lowered'on'the revised grading plan. The maximum portdinl{ depth ts 'n, ow
1.0 feet,
MAR--l~--02 05 -'48 PM
DYNAMICS DESIGN end LAND
6124418604
P.06
10.
The EOF between £ot~ I$ and ~0, 2~1ock 1, zbould be m~d to the lo~ lI~e b~tween £ots
18 and Ig.
The gr~tn~ plan has been revised rn sl~ow thc £O1~ between Lots 18 and 19.
Detail,~ of the pond outlets thould t~ provided bi the ~ainage report. Many o/the ponds
in this development have a weir oudet. Ar, th**e conatructadwlth rip-rap, treated
ttmber$, or .~ome other materlalt?
A detail of a typical ~nd outl~ has I:n:an provt~;t with thc rcvta¢ct drz/nai;e report. We will
be tacorporat~nl r/prep into a gra~ed earthen weir.
No water quality calculations
ha~ been provide.
A chart and design calculations for ~ teed ~toras, r~ui~manl has beea a~l~Z~led to th=
r~viscd ~age repca.
1 i. No ana~vsl.~ of the l.year or.lO.year eventx has betn~rovtdtd
I -ye~ ~d i~y,~ ~yses have be~a ~cl~d ~ ~c rc~acd ~e mpo~
12. ~e calcul~lo~.~how a cu~' number' of SP for i~n (good) ~otl ~pe A tn the de~loped
condl~on in tfi~ y~d area of the Ion. ~lcMl~, raMde~tal de~lopmt~a im~rt topxolI
for t~n ~'the soil ~ In.the yaMa ls more ch~act~ristic ~e B soils. ~ c~e
n~ber for th~ c~e wouM bi' 61. The cal~la8ons shouM be revised ta tho~ a cume
nflmb~r o/SI for y~d ar~.
13.
The drainage report haa beea revised ~o ~eurrte a curve number of 61 for the yard a~eas.
~ calculattora show a curve number of J6for woods (fair) sari r~e A tn #t~ w~tland
arta~. Typically, there Is not soil ~p~ A throughout a wetland. The ~o115 map show~
araa~ of Seelyevllle sotl tn th~ wetlanda. ~t curve number of 85 should be u~ed tn the.~e
A curve numar of $$ ha$ ~en uacd in the revised drainage r,:pon f,~r the w~o&d areas in thc
$c¢lyevill, ~oil,
C. On-fl~e Sanitary Sewer
The design sad calculations of tki~ ~ystem ate nearing completion taxi will be submitlr..d to thc
City as soon as they are available. We ~ prOCeed with a~quiring an MPCA pcrmi! for the on-
,itu sewer system at tha~ time. '
MAR-1--02~ 05:48 PM DYNAMICS DESIGN amd LAND 6124418604
P.07
Sherburne CounV/PublW Work~ Department Comments
ofth~ Sherburne Couaty Public Works Department.
I. F/~ request 70' of rtght of ~o,a,y bt d, dicated In f~e tttl~ to gherburne County.
Thc aurr~mt nv[sion of thc prdimlnary plans show s 50 l'~t ~f right of way dedicated to
Shcrburne Calmly. tacrr, asing thc right of way to ?0' would :aus~ significant cncraa~hrn~t
upon tt~ existing wctland~ due to th: bituminous trail sion8 County Road 31 sad would also
hinder the feasibility of the on-site septic s~stem. The developer may be willing tn go with 60' of
righe of w~y ii'th,, trail system can 'oc bulk within it.
2. ~e will r~qutre an acces.r perm#for each approved access location.
Thb will be goae prior to const'ru¢tion of'this project.
4. ~ w#l r~quir¢ right turn lane~ Built to our .~tandardz at each location.
Rlgh~ yam lanes are now ~,iown on th~ revised grading plan ax the intersections ofQu~n S~t
and ,Joplin Strut with Coun,.ty Road 3:1.
I4% will r~qutr~ bypar$ lane'~ built to our ~tandards ar each location. Be advtted these
bytxt.~s loner art In areas ~htre'there Is only Si' of right of way. 'Before acces.r permtt~
will be granted, we reft~lre:a ~tgned ,slope ~asemen! ag'ferment with the a~ected
landowners.
Bypaza lav.~s at Qu~a St and .roplia St. ~ now ~o~ on ~c mvb~ ~ing pl~a. ~c
developer is ~ ~: p~Ccss of aa~p~.~ to ~q~ slope e~emea~ for ~e ~wo ~ted
l~do~cra.
I~ #u~porf the ctty',s position for the Internal connection/ar Naple~ Street.
Naples Street was connect~i tn Pascal St~:t ~n thc FcN~mry 11 revision to the pr~ltrninary
plans,
We do not au;l~rt th, locarton of th~ proposed trail. It must b~ located at an
tntar,~ctlon to j~rovtdt a safer
I0,
Thc trail cr~salng has ~en eltmlnau:d ~om the revised pI:-~,
Ther~ is a cctttl~ pass under .CH 33 that meat be removed ar plug&~d by the dsveloper.
A nolo h~ been added m the preliminary trad~g plan to plug th~ ~xiating caul¢ pass.
MA[~--15--02 05:49 PM DYNAMICS DESIGN end [-AND 6124418684
~.I3, 2002 4'28~M Ii~,~782 ~,, 7
P.08
Thank you for your ~rompt
or cornmenut regarding r.M~ project, ple, a.,,e feel ~ee 'co call us oF .rim Brow~ at Dynamics Desigm
~,L------------' .......
Chris Otteme~s
Bogan, Pefler~nl and Associates
Terry Maurer, Howazd R. Green
Brown, Dyammic-, Design & Land CamT~ny
Richer4 Corbin, Shcr~me Count, Public Works
/
/
Ri."
0
.!
WINDSOR PARK
THIRD ADDITION
LEGEND
~' L~. 0 Z
.°oi3
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N
LEGEND
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N
LEOE~ID
I
WINDSOR PARK THIRD ADDITION
CITY OF ELK RIVER, SHEI?BURNE COUNTY, ~NESOTA
DYNAMICS DESIGN & LAND COMPANY
&BOGART, PEDERSON
ASSOCIATES, INC.
~'-FHF~-'~-~,~ ...............
(]VIL ENGINEERING
MAPPING
P, dver
13065 Orono Parkway
Elk River, MN 55330
TO:
FROM:
DATE:
Memorandum
Mayor and City Council
Stephen Rohlf, Building and Zoning
Administrator .~"/2_
March 25, 2002
SUBJECT: Wetland Conservation Act Decision-
Windsor Park Third Addition WCA 02-4
The developer of Windsor Park Third Addition was proposing to fill 99,843 sq. ft. of type
6 and 7 wetland in 13 locations to accommodate roads, trails and lots in this plat. The
Technical Evaluation Panel (TEP) reviewed the proposal and made recommendations to
reduce the amount of wetland fill.
Due to safety concerns, the TEP agreed with the wetland fill proposed to
accommodate roads. The developer will be using 3 to 1 instead of 4 to 1 side slopes on
the roads where they go through wetlands to reduce the amount of filling.
The TEP recommends against filling wetlands to accommodate trails or lots. It
appears that the trail system can be accommodated without filling wetland. Lot 2, Block
8 will need to be eliminated or relocated and Lot 1, Block 8 will need to be shifted to
avoid filling wetlands for lots. Two lots have already been eliminated from an early
version of the plat to avoid filling wetland. House pads in the plat appear to be
sufficiently setback from the wetlands to avoid filling them during construction.
Using 3 to 1 side slopes for roads through the wetlands avoids approximately 3,700 sq. ft.
of wetland fill, moving and/or narrowing the trail along CSAH #33 avoids 4,559 sq. ft.,
the elimination of the two lots the developer removed from an earlier version of the plat
avoids 1,700 sq. ft. and relocating or eliminating Lots 1 and 2, Block 8 avoids an
additional 1,408 sq. ft.; for a tota!~reduction of 11,367 square feet. The TEP is
recommending approval of the plat with the revisions to avoid filling wetlands as
stated.
The TEP also reviewed the locations and construction of the wetland replacement
(mitigation) areas proposed. All wetland mitigation is proposed to be done on site. Some
wetland buffer areas will be used for public value credits, but credit will not be given to
storm water ponds. The TEP is recommending approval of the wetland mitigation
plan as proposed.
A related issue that came up at the TEP review is the fact that the plat ultimately drains to
Branch 13 of Sherburne County Ditch #1. Sherburne County will need to review and
Phone: 763.441.7420
Fax: 763.441,7425
www. ci.etk- river, mn.us
approve the drainage calculations for the plat and the property will need to go through a
reapportionment for ditch assessments.
A map is attached to this memo showing the wetland areas proposed to be filled and the
mitigation areas, including the buffer areas.
FINDINGS
Kjolhaug Environmental Services prepared a Wetland Delineation Report for the property
in November of 2001.
The Technical Evaluation Panel reviexved this plat on March 14, 2002.
Combined notification of the proposed filling and replacement plan was mailed out to the
appropriate governmental agencies on March 15, 2002.
The comment period ended April 15, 2002. No negative comments were received by the
city on the proposed wetland plan from the mailed notice.
The Technical Evaluation Panel found the proposed wetland filling and wetland
mitigation plan application dated, March 7, 2002, (as revised) acceptable under the rules
of the Wetland Conservation Act and stipulations listed beloxv.
RECOMMENDATION
Staff recommends approval of the revised filling and mitigation plan for this project
with the following stipulations:
1. That a restrictive covenant and drainage and utility easement be recorded on the
mitigation and buffer areas.
2. That the Developer's Agreement for the project includes language that places
the responsibility for the success of the wetland mitigation on the developer.
That the letter of credit, which covers the public improvements associated with
the project, also includes the cost of the mitigation work.
o
That the developers submit a written monitoring report on the replacement
wetlands one year after this mitigation work is completed and that this report be
approved by city staff prior to the release of the letter of credit.