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6.5. SR 02-20-2001
City of River MEMORANDUM Item # 6.5. TO: FROM: DATE: SUBJECT: Mayor and City Council Scoff Harlicker, Senior Planne~ ' February 20, 2001 Case No. P 01-02 Request by Dynamics Design and Land Company for Preliminary Plat Approval, Ridges of Rice Lake Request Consider a request by Dynamics Design and Land Company for a clustered, single family residential preliminary plat of Ridges of Rice Lake (70 lots). Location The property is located on the north side of 221st Avenue at the Vernon Street alignment. Zon~q/Land Use A1 (Agricultural Conservation) /A (Agricultural) Attachments Location map · Preliminary plat · Preliminary development plans · Memo from the City Engineer · Letter from the applicant · Letter from Environmental Resource Group · Trail map Overview The applicant is proposing to plat a 273 acre parcel utilizing the cluster provision of the subdivision ordinance with 70 single family lots and 211 acres of open 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone (763) 441-7420 · Fax (763) 441-7425 Memo to Mayor and City Council/P 01-02 February 20, 2001 Page 2 space. The property is located on the north side of 221st Avenue midway between Highway 169 and County Road 1. The characteristics of the site are quite varied. The topography ranges from level farmland along 221st Avenue to steep slopes overlooking a large wetland complex. The elevation of the wetland is about 40 feet below the top of the ridge. There are also several small upland areas located within the large wetland. Vegetation on the site ranges from row crop fields along 221st Avenue to heavily wooded ridges along the edge of the wetland. There is an existing residence on the property that will remain and be incorporated into one of the lots. Of the 273 acres, 120 acres are wetland and 153 are upland. Density Cluster subdivisions are allowed in the A1 zoning district 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 clustered plat is based on the underlying zoning district density times an automatic density bonus. With 273.56 acres, the equation would be: (273.56/10 = 27.35 lots) times an automatic density bonus, which in the A1 district is 2.15 (27.35 x 2.15 = 58.80 lots). With the bonus allowed for the clustered subdivision the applicant is allowed 59 lots. Additional Density Bonuses Additional density bonuses can be achieved by meeting several standards, worth 5% bonus each. In this case the applicant is requesting the following additional bonuses as shown below. The rational for these bonuses are outlined in the applicant's attached letter. 10% extra open space 2.9 Provide public use of open space 2.9 Architectural theme 2.9 Create endowment for open space 2.9 11.6 Total bonus lots Based on staff's calculations the developer, if the Council accepts the additional density bonuses, is allowed 70 lots for this project (58.80 + 11.6 = 70.4 or 70 lots). S:\PLANNING\SCO'I-~P0102CC.DOC Memo to Mayor and City Council/P 01-02 February 20, 2001 Page 3 Layout Streets The main access into this development is a formal divided drive from 221st Avenue. The main drive through the project runs along the top of the ridge with 4 cul de sacs located on the peninsulas that extend out into the large wetland. Provisions have been made to allow for street connections to the property on the east and west. The streets will be a typical rural section with bituminous curb and gutter. Each cul de sac will have a center island. 221st Avenue is a gravel road. As part of this development, the applicant will be will be working with the City to determine their portion of the cost to install a bituminous surface on 221st Avenue. Lots The developer is proposing 70 lots. The lots will range in size from 16,800 square feet (.38 acres) to 93,000 square feet (2.13 acres). About 1/3 of the lots are between 20,000 and 30,000 square feet and about 1/3 are between 30,000 and 40,000 square feet in area. All of the lots are at least 80 feet wide. The lots are arranged so that 65 of the 70 lots abut open space. Outlots Outlots C, D, E and R comprise most of the open space. Outlot C provides the open space near the entrance to the development. Outlot E is the main wetland complex; Outlot R is the community septic system, and Outlot D is farmland that will continued to be farmed. Outlot D will become a park when it is no longer farmed. Outlot H, located on the east side of Tipton street, should be eliminated and made part of the street right-of-way. Outlots F and G will be combined with future lots when the property to the east is developed. The remaining outlots are the cul de sac islands and main street medians. Open Space Outlots C, D, E and R comprise the 211 acres of open space. Outlot E is about 153 acres and is wetland, steep slopes and some upland islands. Outlot R is a 24 acre area that will be utilized for the community septic system. Outlot D is about 27 acres of farmland and will be continued to be farmed but will be dedicated to the City to meet the park dedication requirements. Outlot C is about 5 acres of open space just east of Outlot D and is currently a tree farm. Of the 211 acres of open space, 120 acres (56%) are wetland. About 58 acres (27 %) of the open space is buildable area. The remaining area is steep slopes. S:\PLANNING\SCOTT~P0102CC.DOC Memoto Mayorand Ci~ Council/P 01-02 Februa~ 20,2001 Page 4 Trails The developer is proposing a system of trails along the base of the ridge adjacent to the wetland in Outlot E. The trail will also cross the wetland at several places to connect with the upland islands. It is proposed to be a natural mowed trail. A 6 foot wide bituminous trail is proposed along the east side of the main street through the development extending from 221st Avenue back to the last cul de sac. The Park and Recreation Commission recommended that the trail should be 10 feet wide along the main road from Outlot D to 223rd Avenue and be continued along 223rd to the east boundary of the plat, as shown on the attached trail exhibit. They also asked for a trail easement across Outlot R to connect the trail to Outlot D. The trail along 223rd, east of the main street, will be constructed at a later date, when Outlot D becomes a park. At that time the trail will also be constructed from 223rd Avenue to Outlot D along the east boundary of the plat Park Dedication The Park and Recreation Commission recommended that Outlot D be accepted to fulfill the park dedication requirements. The 27 acre lot will continue to be farmed by the current farmer until he decides to stop. Once the farming ceases, the property will then be used for park purposes. Grading, Drainage and Utifities Grading, drainage and utility issues are addressed in the City Engineer's memo. Landscaping The landscape plan includes one street tree on each lot and trees planted along the east side of the main street into the development. The landscape ordinance requires one street tree and one front yard tree on each lot. No details of the landscaped islands have been provided. The landscape plan should be revised to include detailed plantings on the outlots and a front yard tree on each lot. Well and Septic The project will have a community well and community septic system. The developer will be working closely with the city and consulting engineers to ensure that there is no contamination of the well as indicated in the attached letter from Environmental Resource Group. The community septic system will require extensive piping similar to those required for public sewer systems. Each lot will contain a septic tank and a pump that will be connected to a community drain field located on Outlot R. The Homeowners Association will be responsible for S:\PLANNING\SCOTT~P0102CC.DOC Memo to Mayor and City Council/P 01-02 February 20, 2001 Page 5 contracting for a maintenance company to monitor and provide on-going maintenance of the system. Plannin_ci Commission Meeting At the Planning Commission meeting held on January 23rd three adjacent property owners spoke. Two property owners to the north asked where the houses were going to be located and how would the plat affect hunting on their land. The developer explained to them that he houses were not going to be located near the wetland but up on the top of the ridge, about 1000 feet from the property line. Staff addressed the hunting issue and explained that the discharge of firearms would be prohibited within 500 feet of the plat boundary. Randall Jones, 12781 221st Avenue, lives just west of the entrance of the project on a 2 acre lot. He was concerned about the increase in traffic, location of the entrance, affect on wildlife and he did not want 221st paved. The developer explained where the entrance was and that it would be about 50 feet from his property line and about 300 feet from his house. The existing driveway would be converted to a trail. He was told that of the 273 acres included in the plat, about 211 were going to be left as open space. It was also explained that the City and the developer will be negotiating paving 221st Avenue. Recommendation The Planning Commission and staff recommend that the City Council approve the preliminary plat for the Ridges at Rice Lake 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 SUBMITrED 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. S:\PLANNING\SCOTT~P0102CC.DOC Memoto Mayorand City Council/P 01-02 Februa~ 20,2001 Page 6 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. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 12. OUTLOT C, OUTLOT D, OUTLOT E AND OUTLOT R 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 GRADING COMMENCING. 16. ALL DISTURBED AREAS SHALL BE GRADED AND SEEDED. 17. THE BITUMINOUS TRAIL SHALL BE INSTALLED BY THE DEVELOPER. A TRAIL EASEMENT SHALL BE PROVIDE OVER OUTLOT R AND THAT PORTION OF THE TRAIL ON OUTLOT R SHALL BE 10 FEET WIDE. 18. MAINTENANCE AND OWNERSHIP OF THE OUTLOTS, THE LANDSCAPED MEDIANS AND THE LANDSCAPED ISLANDS IN THE CUL DE SACS SHALL BE THE REPOSIBILITY OF THE HOMEOWNERS ASSOCIATION AND SHALL BE INLUDED IN THE HOMEOWNERS ASSOCIATION AGREEMENT. 19. ALL APPROPRIATE EASEMENTS SHALL BE SHOWN ON THE PLAT. 20. A REVISED LANDSCAPE PLAN SHALL BE PROVIDED THAT INCLUDES FRONT YARD TREES AN LANDSCAPING DETAILS FOR THE OUTLOTS. 21. OUTLOT D SHALL BE DEEDED TO THE CITY TO MEET THE PARK DEDICATION REQUIREMENTS. 22. A WRITTEN NARRATIVE OUTLINING THE ARCHITECTURAL THEME SHALL BE COMPLETED AND APPROVE BY THE CITY IN ORDER TO RECEIVE THE DENSITY BONUS. S:\PLANNING\SCOTT~P0102CC.DOC 221st Avenue Ci~ of ~r 13065 Orono Parkway · P.O. Box 490 Elk River, MN 55330 LOCATION MAP Ridges of c~s~.. RiCe Lake $Sg°54'55'W 2665,59 'l "221ST "-- AVD]~LTD ~'"' A NSg°42'43"E 1800.62 - D(~.JC,/-A$ ~ JACK£ tW HIPSAG J ~,_--._ -~ / '.,, ~ [IACKL YN / 0 200 400 60O SCALE IN FEET For the purposes of this p!ot the West tine of the SW I/4 of Section 4. Township 33. Range 26. is assumed to have.o bearing of $OleO0'O~"E. 0 De~otes I/2 inch x 14 Inch Pipe Set With A Plastic Cop Marked R.L.S 2172g · De~otes tro~ Pipe Found (~) Denotes Sherburne County Monument Drainage and Utility Easements shall be shown thus: t J I I I Being I0 feet in width and od joining right--of--way lines, unless otherwise indicated, also being 5 feet in width and od joining lot lines, unless other- wise indicated, os shown on the plat. OWNE~R & DEVELOPER: D~omics Design & Land Company 544 -- 3rd Street NW Elk River, MN 55330 (BI2) 441--8591 ZONING: Existing Proposed A-~/OPEN SPACE PRESERVATION PLAT Building Setbacks: 30' Front Yard I0' Side Yard, 5' Garage Side 20' Rear YOrd GROSS AREA 273,56 ACRES R.OW 221ST AVE 241 ACRES OPEN SPACE (OL~LOTS)203.'/5 ACRES MIN WIDTH BO' (100' Co~ne~s) MIN LOT 51ZE I1,000 5F (80'xl30') NL~BER O~ LOTS 70 LEGAL DESCRIPTION The Southwest Ouorter of the Southwest Ouorter of Section 4. m Township 33 Nocth, of Range 26 West. She~burne County, Minnesota. LESS AND EXCEPT therefrom the following described tracts: (I) The West 300.00 feet of the South 290.00 feet. Os measured dong the South and West lines respectively, thereof. (2) The East 250.00 feet of the West 850.00 feet of the South ¢68.00 feet, os measured along the South and West lines respectiveiy, thereof AND The Southeast Ouorte~ of the Southwest Quarter of Section 4, Township 33 Range 26. Sherbume County, Minnesota; AND The No~th Half of the Southwest Quarter of Section 4, Township 33, Range 26, Snerburne County. Minnesota; AND The South Boll of the Northwest Ouorter of Section 4, Township 33, Range 26, Sherbume County, Minnesota; AND The Southwest Ouarter of the Northeast 'Quarter of Section A, Townshtp ~3, Range 26, ~herburne County, Minnesota. SHEET NO ~ 12 OUTLOT E ...... 153.22 A~,"e~ ~ /10 4~.650 SF 9 45,62f 5£ 1 56. 009 S~ 2 3~140~F. 8 J6, 940 5F 4 3 .. -3~. 199 S£ 54.031 27.04,4 SF ..' 21.35t SF x, ,5 30,59/ ;8,998 5F · J/. 604 Sc- .7,2,881 'OUTLOT' q ..... ...... 960 \ \ 947 I / / /ti /. I 9 19 27. 94O 4 !16' j ' 5~, 4 75 SirII 13 36.~09 12 3~..767 5F' SEE SHEET 3 2 28,65~J 51' -? 'o~ ioo 200 30o 9~s SCALE IN FEE I SEE SHEET 2 I 0 OUTLOT E~ 15J.~2 AC~E$ MOWED GRASS-/ TRAIL (TYP) 26,204 6 / 6 20,961S~' ITUMINOUS _TRA~L- (TYP) o~rLOT; 259.675 / I 20. 701 IB, 998 EF ~.5.629 5~ . ,) 990 4 OUTLOT D 2Z27 Acres SCALE X 200 500 992 ? OUTLOT E 950. 5- ~7 B TIvi=946,0 TOP~952.0 . · '".~,,. __~ ~! . 7~ · ' / pi / [ Hill_ --94B. 09 TOP=94~. 5 -- · NWL--950. O HWL --952.83 LEGEND Existing Contours ~ '1 ik.. ~ Possible House Pad Location W/ Possible Exterior Ground / '' .. ~PRO~MA~. / · 939 8 FEET · ~,o ~ / 200 // SHEET NO ~' 12 SEE SHEET 5 941 4 ¸'1 ~L_Z .......... _/3 945 ~ l// .- ~ , ~IWL~950. O HWl.-~952..54 TOP=953.0' - ~ .' MOWED GRASS-j TRAIL (TYP) OUTLOT C -] 7 TRAJL (TYP) / / / SEE SHEET 4 %TAND PiPE OUTLOT .R .... " STAND PIPJ[ 995 3 o Ioo SCALE IN 200 300 FEET 994 6 '- LEGEND 3OUTLOT D ~/ Ext ..... Ground Elevotions .... ; T ; Proooseo Storm Sewer _DLrecuon of Drainoge NOTE: ,NJ. HOUSE PADS ~NJ. BE CUSTOI4 C-RN]ED. E3.EVA31ONS & PAD TTPES SHO~N ARE .... ' \ APPROXIMATE. 993 4 997 4 · 99,6 SHEET NO / 12 WEAR) TYPICAL BITUMINOUS TRAIL SECTION PAVE~ WHEN ~ITbtMIN~2"B~TI'~MINO4J~ MAT (2334. TYPICAL WOOD CHIP TRAIL SECTION ......... -0\~ r-----,: .... :: ...... ',',\',',, ~ _ i',/,~ ~, TYPIC~ LOT ~)NG (~UT) ~ DIRECTION OF FLOW ~'~1~BACKFILL W/ TAMPED ~ SILTFF. NCE (FLAT) SHEET NO / ~o~ 12 r' 1 OUTLOT E] ~OWED GRASS-/ TRA~L {YYP) BITUMINOUS TRAJL~ (TYP) / SEE SHEET 10 F PiPE ~- OUTT_~T L 98? 5 %TAliO PIPE Sep~ Or~int',~4 { OUTLOT ,C ' -t WELL ME/TEP o TR,~HSFORMEP OUTLOT D 0 SCALE ~00 .200 -' 300 ~N FEET LEGEND Denotes Air-Re~aese Denotes Cleonout 994 7 '2215T' AVENUE S H EE-~ NO / i B -- / tx.5/ (.~ ) ,v-~ ~.- GENERAL NOTES ./ 6, ^_ -.~ &, ./ // ;' ~ ; ~-~ ,l ~ A ovest~y ~S ~OII ho~ 0 m~lmum cohp~ of 2.5 roches // /' ,~ ..... -- )~ ~ ~ ~ ~ · Balled & Burlap (~). · / ~ ~-- /' -,- .~_~ ,: ~ ~ ~..~ ~ ~ ~' 2. All ~entol ~ unde~tory ~ees shall 'ha~ a minimum col~ '~ -- .. : .~ .. I of 15 in.es BolI~ & BuHop ~ / ......... ~ 3. c~f~ous ~s ~all ho~ a minimum planting height of 5 feet. J ~ - /" ~--~ ~ j Baled ~ Burlap. j /~"-- ~ ~ ~--~ ~ --'~.{ 4. Conifers ~bbery ~oll be ~e f~lowing minimum s~es: ~/ ~ ( ~. .~ ~-- ~ --~ ,"~ o ~ ~ a. ~reading -- I gollm, potted ! / -- ( ~ '~ '-'m //~Ji ~--~:~ -~. ~ %-- ~ < b M~um - 5 gallon pott~ ~ .~.~ .... :; - [ I ~ ~/~~~_ )~ ~ / ~ [ b Medium - 3 g~lon potted ~_~ { ~ ~ ( ~ ~/~2~~~ ,?~'~. %~ ~ ~ , ~ ~ ~ c. Toll - 24 to 30 inches, potted ' ~ -- -- / ~ .~ ~ .: ~ ~~ ~ ,~ .~ ~ ,~ . ~. '~ ' being US~ h the b~ produce new plents ~rough ~e //~-.~ '~ - ~ _~.: [ ~ ~ V ~ ~~~ e J~ ~/~ J _ x~ '~..~,. ~ ~~ ~ Row~ b~s ore not required to hove rock mul~. Professional .~ '~' ~z ~ ':-'~-'~ J ~ ~~~1 ~;~ ~ '~ ~'~ ~ ~ %~ HDPE ~ging shall be used ~nd oll planting beds and shrub ' / ~ /~ ~ ) ~-"~ ~ / ~ J.~ ~3 ~X ~ ~ / k ~ ~.Z S. ~1 landscape mattel ~oll be guaranteed for o p~ of one ~ -- J[~ ~- :A ...... ~ / g~ ',-~ ~ ; ~r. This guoront~ is to ~sure for proper instollot~ end sub- .-,-'- ~ ~ I d~ / '~,-~ ' sequent ~g~ous grow~ of the Jondscope el~t. ./~ ~ ~ ~ '5 ./ ; / 9. NI landscape mot~ ~oll be instoll~ ~d mointoined os p~ · :', k ~ ~ _ -- - ~// ~ I ~:- M nnesoto Nurs~ Associot ~ 5tondords latest ~iti~ The ?~ ~2 ~, ~ ~ _/ %~ ~:-~ ~-.~' landscape maternal ~oll be nursoy ~olity st~k. ; /~ , .~ ~/ % ~ ~, j / I0. Backffil f~ plant material ~all consist of topsoil (~ee of lumps f J~: [~ ...... ~ :'~ ~ / ~%~ ~ J .... / I. Pont mot~ ~o be pont~ os p~ ~e planting details , I I ~ 12. If any plant sp~ies is unovoJob · or n ~e ~ini~ of ~e nurs~ ' m~o substituti~ w~ld be more ~plicable (due to so, t~e II ~ I~oti~). ~e engin~ ~d own~ ~oll be c~tocted pr or to I occept~ce of the substituti~, ~> ~ ~ ( '~k / ~ > LANDSCAPE LEGEND I ~ ~ i h' ...... ~-, KEY ~TITY COMMON/BOTANIC~ I ,~ ~ , I : ,?_~ 0~ ,, ~ ~--~*-~ ~ ~--'% .: .... -~-- ACER R~RUM - NORTHW~ co ~ I ~ o ~ ~ ~ ,c" ~ L. e 70 WH~ A~/ ~: .., ] _ ~AXINUS AMERICANA o ~ X-/[~ ~ c .... 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O. · : ' . ~ . : ~ :' ,~ :~_ ~Y · b . ~ . .~o~: 5 ~ ~ ~ ~ ~ ~:~-~ ~ . .~ ~ ..~ :~' :~ ~,. ......... : ....... :"'~- ........... ........ ~ "~- ..... ~ ................... o~i.............. ....: .... 2 ~,:~ ~ ............... ~ · . ,q . . cc ~ . ~o ~ ~! ~ . ¢c °° 91 . ~ gi c~ ~ '~i ~ ~o i cc ~ . g .: ~-c .r-,: ~ 8 . . ' SHEET NO 16 14 12 I0 8 6 4 2 0 ward R, Green Company ULTING ENGINEERS January 16, 2001 File: 812720J-0240 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: RIDGES OF RICE LAKE ADDITION Dear Ms. McPherson: As requested, we have reviewed the submittal package for the Ridges of Rice Lake Addition proposed by Dynamics Design and Land Company. The submittal package consisted of a 12- sheet plan set which contained a preliminary plat, preliminary utility plan, and preliminary road grades. In addition, drainage calculations and a preliminary evaluation of the on-site sewage treatment system were also submitted. All of the submittal documents were prepared by John Oliver and Associates. This development consists of approximately 275 acres north of 221 st Avenue and west of TH 169. The proposed development is being done under the City's Cluster Ordinance and contains 70 lots. Based on our review and comments received at the concept review meeting and a meeting with the Developer, we offer the following comments: 1. SHEET 2 of 12 Both the Vemon Avenue and 225th Avenue cul-de-sacs exceed the City ordinance for maximum length of cul-de-sacs. Outlot H, which lies along the eastern edge of the Tipton Avenue right-of-way, should be platted as additional right-of-way rather than an outlot between the Tipton Avenue right-of-way and the adjacent property. 2. SHEET 4 of 12 There are two stormwater sedimentation ponds shown behind Lot 8, Block 4, and behind Lot 1, Block 5. Easements for the ponds along with easements for access and maintenance equipment will need t© be provided. A few of the lots show building pad elevations that are below the street centedine. However, the typical home layout shows side-loaded, rear-placed garages. If this is the case, there will be no problem with house pads below the street. If, in fact, the homes are built with front-loaded garages, there could be a potential problem of drainage flowing toward and into the garage areas. O:~ROJ~812720J~3240~Ltr 01-16-01 McPherson.doc 1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Ms. Michele McPherson Ja, nuary 16, 2001 Page Two Several of the home sites show rear, lower level elevations that would likely require some type of retaining wall in order to minimize fill and not have a filling operation encroach into the large wetland area. When the development plan is prepared and submitted for this development, these issues need to be addressed. 3. SHEET 5 OF 12 .. There are several locations throughout this plat where drainage from one lot to the next does not follow the prescribed easements. This is being done in an effort to minimize tree loss. In some of these areas, additional easements have been shown. In some areas they have not been added as of yet. Additional easements will need to be provided on the final plat in all of these areas. STORM DRAINAGE CALCULATIONS AND ON-SITE TREATMENT SYSTEM EVALUATIONS We are currently reviewing the storm drainage calculations and on-site treatment system preliminary evaluations that were submitted with the preliminary plan set. We will provide detailed comments regarding these two issues when the reviews are complete. 5. 221st AVENUE 221st Avenue is currently gravel surfaced. We are working with the Developer to determine a "fair share" cost for their portion of a bituminous surfacing project together with the potential timing of such a project. If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company Terry J. Maurer, P.E. · TJM:tw Howard R, Green Company O:~ROJ~812720J\0240\Mr 01-16-01 McPherson~_~:)NSU LTl N G ENGIN EERS Janua~ 10,2001 Mr. Steve Rohlf City of Elk River 13065 Orono Parkway Box 490 Elk River, MN 55330 RE: Ridges of Rice Lake - Proposed Residential Development Dear Steve: The Ridges of Rice Lake is a proposed residential development which is located approximately one-half mile to the west-southwest of the WMI Elk River Landfill. A plat has been submitted to the City for review and approval. Specific concern has been raised regarding the construction of individual water supply wells and the potential for groundwater impacts associated with the Landfill to affect the water quality for the new wells. The Landfill has developed a groundwater quality monitoring system for the deep and shallow groundwater in the vicinity of the Site. Residential wells in the area are sampled on an annual basis. There is no data indicating that groundwater in area of the proposed residential development has been impacted by the Landfill. In our telephone conference with the developer, he indicated that a community well would be cOnstructed to supply the individual residences. The well would be constructed in the bedrock aquifer to ensure adequate yield and Iow concentrations of iron and manganese. The new well should be tested for a full range of drinking water quality parameters after it is constructed to ensure potability. In previous discussions with Landfill representatives concerning this issue, initial testing of water quality for a new well for potential parameters associated with the Landfill would be coordinated by Elk River Landfill. It may also be possible to incorporate the new community well into the ongoing residential monitoring program. I suggested that the developer contact the WMI Hydrogeologist for the Landfill site, Terry Johnson, to discuss recommended construction details for the new bedrock well and the initial water quality testing. Please contact me if you have additional questions or comments. My direct phone number is 612-339- 2316. Thank you. Sincerely, ~v~ro~ment.,a~Resources Group, LLC Matthew L. Ledvina, P.E. Project Manager Cc: Terry Johnson, Waste Management Inc. EN¥',IRON~/~NTAL ~$OURCE GROUP 900 Second Avenue South Minneapolis, MN 55402 phoue 61Z.339.4750 fa~ 61~.339.4990 A 'j '- $89 ~00.00 .'c:::~ ::.: 6 ft.bituminous trail 10 ft. bituminous trail 6 ft.bituminous trail ~ -' NSg'42'43'E 1800.62 '-' / 0 200 400 600 SCALE] IN FEET For the purposes of this p!~t the West line of the SW I/4 of Section 4. Township 33, Ronge 26. Morked R.L.S. 21729 · Denotes Ir{~l P~e Found Droinoge end Utility Eosements _,_oL___ulL .... b~_ Being I0 feet i~ width oho right--of--woy lines, unless otherwise D~nomics Design & Lend Compony (612) 441--BSgl 8uitd~ng ~tbocks: 30' Front Yor~ lO' Side Yord. 5' Goroge Side 20' R~or Yor~ GROSS AREA 27~ 56 ACRE5 R,0.W 221ST AVE 2Al ACRE~, OPEN SPACE (O~J'I'LOTS) 203 75 MIN WIDTH BO' (1~+ MIN LOT ~Z[ I1,~0 ~F LEGAL DESCRIPTION: The ~Outh*est Ouorter of the ~outhwest Ouorter of AND Ridges of Rice Lake Open Space Development Major points · Setback from road, maintain rural character. · Community sewer & possibly water · Farmland Preservation · High quality lots (adjacent to open space, views, woods, walkouts) · Attractive & unique amenities · Pedestrian friendly and inviting (trails/shelter) · Balance of land use: (natural, residential, recreational, agricultural) · Work with county forester and builders on BMP and pretreatment of Oak Wilt. · No wetland fill. · Creates permanent open space. · Unique to the area. · 190 acres of open space/120 useable / 80 highland The Ridges of Rice Zale Open Space Development Summary Page 1 of 4 "THE RIDGES OF RICE LAKE" OPEN SPACE DEVELOPMENT DENSITY FORMULA RATIONALE BASE ACREAGE: 273.56 10-ACRE ZONING DENSITY: 27.20 2.15 ACRE CLUSTER DENSITYWITH SEWER: 58.48 COMMON THEME 5% PUBLIC USE 5% 60% OPEN SPACE 5% DEED RESTRICTION/EASEMENT 5% (70.18 LOT DENSITY) Common Theme: Dynamics proposes to provide the following amenities as a common theme: Park benches Professionally landscaped islands that have a common planting theme An entrance house in the center island entrance. Matching vertical entrance kiosks. Safety shelters along the trails. · 8,500 feet of privately owned walking/hiking trails 1 mile of privately owned 6'paved bike trail Side load garages · Street Comer Monuments Public Use: Per the consensus of the Park Commission, Dynamics is proposing a 27-acre park that would be deeded to the City of Elk River in the future when the Life Estate to farm expires by the current property owner and farmer, Mr. Richard Thompson. Open Space Over 60% of the 275 acres will be used as open space. Much of this land will be preserved in its natural state, with approximately 50 acres to remain in crop production. Most of the open space will be accessible through private mowed, or wood chip trails. Trail locations have been proposed in areas where existing trails and mobility are suitable. Signs, and a rest shelter will also be installed for these private trails. Deed Restriction/Conservation Easement The open space areas will be placed under a deed restriction, or conservation easement as agreed by the City of Elk River. 27 acres of open space would eventually be park. The Ridges of Rice Lake Open Space Development Summary Page 2 of 4 VII. ARCHITECHTURAL FEATURES (Draft) MINIMUM SQUARE FOOT OF FINISHED AREA / GARAGE AREA A 2000 2800 2600 800 B 1900 2600 2400 800 C 1800 2400 2200 720 ao F. K. All garages must be facing side, rear or turned a minimum of 15 degrees so as to not be facing the street. (Developer will work with the city on a 2$'setback) All home fronts shall have at least 25% brick fieldstone, or cultured stone. All front entrances shall be enhanced with a combination of at least two of the following three features: Decorative Pillars with top landing of at least 40 sq. fl Minimum of 30 sq fi of window area above or side of front door Front Porch at least 12'wide. Roof pitch of at least 8/12 unless otherwise approved by the Architectural Control Committee (ACC). No split entry homes on A & B lots. A split may be allowed on C lots ~approved by the ACC and has a main floor of at least 1200 and total square foot finished area of at least 2,200. Home sale prices shall be at least 5 times the sale price of the lot. All retaining walls shall be either stone or decorative block and not exceed 6' in height. Additional terraces will then be used All fencing, front yard landscape plans and exterior lighting shall be approved by the ACC before installation. All front yards shall have sod wlthin I month of occupancy, except during the months of November through April. Rear lawns shall be sod or seed under the same schedule. Native woodland grasses and Forbes may be used in rear lawns in areas difficult to mow, and or control weeds, etc. House numbers shall be engraved within the stone or brick of house and garage fronts, or lettered on glass near the front door. Other feature such as accessory buildings, mailboxes, garbage service, outside storage, etc. will be addressed in the Restrictive Covenants. The Ridges of Rice Lake Open Space Development Summary Page 3 of 4 Entrance Location Looking North Across the Protected Open Space & Future Park Typical Lot Center Island Cul De Sac The Ridges of Rice Lake Open Space Development Summary Page 4 of 4 EXCLUSIVE BUILDERS HO~'~tRD HOMES GHRISTI,tO~ I~UILI)KRS DKLSERV' INC. NEW' INNOVATION HOMES HOWARD HOMF~ . F_.LSF~ CONSTRUCTION N ~-~ INNOVATION ~ EXCLUSIVE BUILDERS CHP~I'I,~I BUILDEr, S DELSF~V~NC ttOMF. S PLUS LDK BUILDEt~