6.1. & 6.2. SR 03-12-2001City of
E
River
MEMORANDUM
Item #
&6.2
TO:
FROM:
DATE:
SUBJECT:
Mayor & City Coun,~...
Michele McPhersoh;'Director of Planning
February 20, 200'1
Case No. P 01-04 and CU 01-04
Preliminary Plat and Conditional Use Permit for Twin Lake
Townhomes 2nd Addition
Request
The applicant requests that following applications be approved:
Preliminary Plat of Twin Lake Townhomes 2nd Addition
Conditional Use Permit to consider an amended site plan for Twin Lake
Townhomes 2nd Addition
Loca~on
North and west of County Road No. 13 (Twin Lakes Road) and 6th Street
alignment
Zoning/Land Use
PUD (Planned Unit Development) / MR (Medium Density Residential)
Attachments
· January 9, 2001 letter from Richard Corbin, Sherburne County Public Works
January 9, 2001 letter from City Engineer, Terry Maurer
· Location map
· July 24, 2000 approved site plan
· Preliminary plat, Twin Lake Townhomes 2nd Addition
· Preliminary site and utility plan
· Preliminary grading plan
· Preliminary landscape plan
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone (763) 441-7420 · Fax (763) 441-7425
Mayor & City Council/P01-04
Februa~ 20,2001
Page 2
Overview
On July 24, 2000, the Elk River City Council approved the preliminary and the
final plat of Twin Lake Townhomes 1st Addition. The Commission may recall that
the original proposal was for a 71 lot townhouse development consisting of 33
single family detached townhomes and 38 twinhomes. As the developer was in
negotiations to acquire additional property, only the single-family townhome
portion of the development was approved for final plat. The single family
detached townhomes and the twinhomes were each located on their own cul-de-
sac under the original proposal.
The negotiations for additional land within the center of the development did not
come to fruition. However, the developer was successful in negotiating
acquisition of Outlot J of Trott Brook Farms (see attached preliminary plat map).
This allowed the developer to provide an easterly access onto Twin Lake Road in
compliance with County requirements. The applicant is requesting approval of a
revised site plan for Twin Lake Townhomes which includes a new access onto
County Road No. 13 and connected streets with Twin Lake Townhomes 1st
Addition. Twin Lake Townhomes 2nd Addition is comprised of 46 lots arranged
as twin home units.
Analysis
Existinq Conditions
Phase 1 of Twin Lake Townhomes was graded during the fall of 2000. Phase 2
will be graded after preliminary and final plat approval. There are wetlands
located within the second addition, which will need to be addressed through the
technical evaluation committee. Crossing the second addition is a gas line
easement, which contains three high-pressure gas mains. The 40-acre property
to the north is vacant.
Proposal
Twin Lake Townhomes 2nd Addition will be comprised of 23 two-unit buildings.
Each unit will be platted on its own "lot" such that there will be a common lot line
and wall between the units and each unit will be owner-occupied. There will be
46 total units arranged a private road and around two loop roads. The property
owner will own the unit and the "lot" under the unit which will provide some
setback between buildings. As proposed, the twin homes will have setbacks
from property lines as follows:
Front - 10'
Side - 10'
Rear - 10'
S:\PLANNING\MICHMC\CCREPRTS\P01-04.DOC
Mayor & City Council/P01-04
February 20, 2001
Page 3
In some instances, the rear and side lot lines may be greater, however, the
above-noted dimensions are minimum setbacks. This is a change from the
original site plan where setbacks were:
Front - 5'
Side - 5'
Rear - 15'
The builders will need to ensure that any openings are a minimum of 3 feet from
any lot line. The minimum setback of the buildings to the street will be 22' in
order to accommodate the parking of vehicles off of the private drive.
Roads
The access is proposed to be from Twin Lakes Road on the east and connecting
to the private drive within the single family portion of the development. There are
a number of curves in the road which will hopefully prevent "cut-through" traffic,
as this will connect Twin Lakes Road to 6th Street. During the last review there
was discussion regarding the need to maintain cul-de-sacs with breakable
barriers between. The proposed road will be a private road maintained by the
homeowner's association. This road is proposed to be 30 feet in width,
consistent with what was previously approved in for Phase 1. Parking will need
to be restricted to one side.
Sherburne County has reviewed the preliminary plans for Twin Lake Townhomes
2nd Addition and has indicated that they are in agreement with the location of the
access onto County Road No. 13. They will require an access permit meeting
the conditions outlined in their attached letter.
Utilities
See attached memo from the City Engineer.
Parking
Each unit will have a two-car garage with room for two additional cars located in
each driveway. As stated earlier, parking will be limited to one side of the road,
which should provide adequate visitor parking.
Wetland Conservation Act
The second addition will greatly affect the wetlands located on this portion of the
subject parcel. A portion of the wetland located near the high pressure gas
mains will be filled in order to provide rear yards for units 19 - 24. A mitigation
area for this fill has been proposed adjacent to units 25 and 26. The wetland
area located adjacent to County Road No.13 will be modified in order to provide
S:\PLANNING'WIICHMC\CCREPRTS\P01-04.DOC
Mayor & City Council/P01-04
February 20, 2001
Page 4
storm water ponding area for the development. Also, in this easterly area is a
private ditch which allows water to flow from property to the north to County Road
No. 13 and into the regional drainage system. The City Engineer has provided
comments specifically regarding this ponding area in his memo.
Grading
The site will be graded extensively in order to provide buildable sites adequate to
support the proposed units. The City Engineer has noted a number of minor of
minor adjustments to the grading plan which the applicant has agreed to. There
are two retaining walls proposed (please refer to the attached grading plan). The
height of the proposed walls will be 8 feet. In his letter, the City Engineer has
suggested minor modifications relating to the retaining walls. Due to the height
of the walls, they should be engineered and fenced.
Landscape Plan
A landscape plan was provided by the applicant. The Subdivision Ordinance
requires two trees per lot. A number of conifers are being proposed adjacent to
the single family residential property line, as well as along County Road No. 13 to
provide screening for two of the proposed dwelling units. The applicant has
provided the required number of trees in accordance with the ordinance and they
do meet the minimum size requirements in the ordinance.
Park and Recreation Commission Recommendation
The Park and Recreation Commission reviewed this request at its January 10,
2001 meeting. The Commission, at that time, recommended cash dedication in
lieu of land. During preliminary discussions of the entire development, the
Commission requested that a trail easement be granted over the gas line
easement to provide pedestrian connection to the north from Twin Lakes Road.
However, after further review, the Northern Natural Gas Company has indicated
that the trail must be a minimum of 12 feet from any high pressure gas main.
There is not adequate room to provide such a trail easement through the
development. Staff will be reviewing the Commission's options for providing safe
pedestrian movements from this development to the commercial developments
south and west, as well as to the park in Trott Brook Farms.
Planning Commission Meetinq of February 13, 200~
At the Planning Commission meeting of February 13, 2001, no one spoke for or
against the proposal.
S:\PLANNING\MICHMC\CCREPRTS\P01-04.DOC
Mayor & City Council/P01-04
February 20, 2001
Page 5
Recommendation
Staff and the Planning Commission recommend that the City Council approve the
request for preliminary plat and conditional use permit for an amended site plan
with the following conditions:
1. A developer's agreement be prepared and executed outlining the terms and
conditions of plat approval.
2. That the developer provides homeowner association documents for the City
Attorney's review and approval prior to recording of the final plat.
3. That an access permit be obtained from Sherburne County for construction of
the proposed access to County Road No. 13 prior to construction.
Surface water management fees be paid in the amount required by the City at
the time of final plat, prior to releasing the plat for recording with Sherburne
County.
Park dedication and trail fees in the amount required by the City at the time of
final plat be paid prior to releasing the plat for recording with Sherburne
County.
6. That the City Engineer's comments be incorporated into the preliminary plat
and site plan.
7. That all landscaped areas be irrigated.
8. That the wetland filling be approved prior to final plat and comply with the
recommendations of the Technical Evaluation Panel.
9. That the developer obtains written approval from the utility to grade in the gas
line easement.
10. That any proposed development signs be shown on the development plan
and that a sign permit be obtained from the City prior to installation of any
signs.
11. That the private road be restricted to parking on one side of the street with
signs indicating no parking.
12.That any trees on or off site near the limits of grading that are to be protected
be fenced with a snow fence prior to tree removal or construction of the public
improvements at the drip line to prevent damage to trees be inadvertent
grading, erosion, soil compaction and storage of debris or equipment in the
trees.
S:\PLAN N INGffvllCHMC\CCRE PRTS\P01-04. DOC
Mayor & City Council/P01-04
February 20, 2001
Page 6
13. That the retaining walls be structurally engineered and fenced.
S:\PLAN NING~'VIICHMC\CC REPRTS~P01-04.DOC
January 9, 2001
PUBLIC
Sherb
WORKS DEPARTMENT
Rhonda F. Lewis, P.E.
425 Jackson Avenue
Elk River, MN 55330
(763) 241-7030,800-594-5208
City of Elk River
Attn: Michele McPherson
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: January Plat Comments
Dear Ms. McPherson;
After reviewing drawings that have been received in our office during the past several weeks we
offer the following comments:
We support Milt Tuttle's (County Highway 33) request to split his land and create parcels A
and B. We required 17 feet of additional of right of way, be granted in fee title (for a total of 50
feet) and that parcel A and B share access on their common lot line.
We offer no comment on the plats for Fox Haven and Ridges of Rice Lake or the plan for
Elk River Muffler and Brake.
sherburne County does not oppose the access for Twin Lake Townhomes 2na Addition. An
access permit will be required with the following conditions:
1) The access must align with the proposed Trott Brook access.
2) Right and left mm lanes with necessary length and dimension.
3) Make required pavement marking changes.
4) Pay the signage fee required to bring this segment up to standard.
Sinc~
Richard D. Corbin
Sherburne County Public Works
R, Green Oompany
SULTING ENGINEERS
January 9, 2001
File: 809759J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: TWIN LAKE TOWNHOMES 2ND ADDITION
Dear Ms. McPherson:
As requested, we have reviewed the submittal package prepared for Twin Lake Townhomes 2nd
Addition. The submittal package consisted of a preliminary plat, preliminary site and utility plan,
preliminary grading plan, and landscape plan. The submittal package was prepared by Pioneer
Engineering and dated December 22, 2000. Based on our review and a meeting with the Developer,
we would offer the following comments:
A. PRELIMINARY PLAT
The preliminary plat includes 23 townhome buildings. The plat includes the remnant of the
Trott Brook Farms Addition which falls west of County Road 13.
The County Road 13 right-of-way is relatively wide at the north end of the plat. We have
asked the Developers to research this with Sherburne County to determine if the County
Road 13 right-of-way is accurately shown on the preliminary plat.
B. PRELIMINARY SITE AND UTILITY PLAN
Sanitary sewer service for the 2nd Addition will generally come from the eastern edge of
the plat off of County Road 13 and be extended through the development. Watermain will
be looped from the 1st Addition through the 2nd Addition to the existing trunk watermain on
County Road 13. Hydrants and valve spaCing will be reviewed in detail at the time of final
plan submittal. Each unit of each townhome will require individual sanitary sewer and
water services if it is to be individually owned. The sanitary sewer and water utilities will be
considered public and will therefore require an easement for operation and maintenance.
Storm sewer within the development will be considered private because the streets are
pdvate.
C. PRELIMINARY GRADING PLAN
At this point in time, no storm drainage calculations have been .submitted. Prior to
preliminary plat approval by the City Council, storm drainage calculations will need to be
O:~PROJ~809759J~0240%tr 01-09-01 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
January 9, 2001
Page Two
submitted, reviewed, and approved. Storm sewer calculations should provide for
emergency overflows of each pond and also provide detailed calculations relative to the
pdvate ditch which enters the site from the northeast and exits under County Road 13.
There is storm sewer shown behind Lots 1/2 and 3/4 which seems excessive. It appears
that this area could be gradually graded so that storm water would flow to a point further
west where it could be picked up, minimizing the amount of storm sewer pipe.
There is a storm sewer stub between Buildings 35/36 and 37/38 which collects water in the
rear yards. It appears that this storm sewer could be eliminated by grading this area to
drain to the east out to the street.
o
The two cul-de-sacs on the plan will require either cross-gutters or storm sewer catch
basins on either side of the cul-de-sac to collect the water flowing down the street.
o
There is a retaining wall immediately across the street from Buildings 17/18. This wall
could be minimized in height by tightening up the proposed contours behind the wall. Aisc,
we would suggest the wall be moved further away from the street to provide more room for
snow storage.
The next submittal should have the existing contours labeled. Currently, there are no
elevations shown on the existing contours which makes it difficult to review the grading
plan.
°
The wetland filling and mitigation area will need to be reviewed by Steve Rohlf and the
Technical Evaluation Panel if he determines it is necessary.
°
If you have
The major pond in the eastern part of the development has 3:1 contours leading down from
the street. An attempt should be made to get a larger, relatively flat area behind the curb
and gutter prior to the in-slope into the pond. Currently, the 3:1 slope appears to start
almost at the back of curb leading down into the pond. Otherwise, some other method of
protecting the street traffic from the pond in-slope will be necessary.
any questions regarding these comments, please call.
Sincerely,
Howard R. Green Company
TJM:tw
O:~ROJ,809759J\0240\Ltr 01-09.-01 McP~..~n~?~.rd R, Green Company
CONSULTING ENGINEERS
ARE
City of
LOCATION
MAP
Ri r
Oro,o e~k,,,.~y P.O. ]~o 90 CASE: P 0 l-O 4
Elk River, MN 55330
N
ELi( i:l,~V E]::I,
I'OWNHOMES
MINNESOTA
Z
9LO~ !
/
8LOC~ !
~'3___~__. ,,; ,; /
~ u~ ~,~._~_. .~.__ ,~ '__.'_,'. ,
......... .~-'~//t,~.---'_--j'::: ~ ,.~ /,
~ .,. _ .... '_. '/'..~'T_-_--_-__~.~_=~ , -:,.-~ -f,.. ,,
/
/ /'.~ '_ ...... '--F..--Z'--/.-~ .... -J-- ..... r ..... -m
/ .a~ ~ ,~- .
/ ~/ .7 ./ Site Plan as Approved July 24, 2000 ~=~...~-
TWZ/V
.LAKE TOB/N OM£
PLA T
2ND ADDITION
DATE RECEIVED
I ~ I I/ b ," /' 7 /Ii tit'
' I ~__dl' /
I
I it ~ ' ~ -]
I 11 /
~ . 9
I
\
801.5~,
x ¥' 47
x,~,x' 8LOCK 1
\
PRIV~T~
BLOCK 1
/
/
/
/
/
/
/
/
BENCHMARK
south ~o~t sJcle of Twin Lokea Road ot
Ittter~ectio~ of 5th Street end Twin k~es
47
/
\
\
\
\
//
\
\ /
47
I:
:1
//
20 i
/
/
¥
/ \ \
\
\
LEGAL DE'SCRIPll0N
O~ttot A, PC4N LAKE TO--HOMES and Outlot J, 'D=~CTT ~ROOK FARMS,
PRELIMINARY PLAT
-Additional Land Area
N89.~2.22~L / ~C~0¢~ ~5. i't~. J.~. RCE. 26
/
/
/
/
/
/
/
/
/
/
/
)
GRAPHIC SCALE
SITE 0ATA
TOTAL AREA 10.40 AC.
LOT AREA 9.96 AC.
R.O.W. AREA (T~4N L~AKES ROAD) 0.44 AC.
NUMBER OF LOTS ¢7
LEGEND
.... o- -,,,~,,- >~'-' EXIs'nNG STORM SE~ER
..... ) -'~ '~ EX~STING SANITARY SrWER
~ ~ ~ ["X~S~NO WATi[R 'UNE
~ g ~- ~S~NG UNO~UNO GAS
:'~' O ' SANITARY 0R STORM
~ - CATCH BASIN
~ - H~RANT
~ - 6A~ VAL~
~ - ~C~6 BOX
~ ' ~ED END ~C~
SHEET INDEX
I. PREUMINARY PLAT
2. SITE & UllUTY PLAN
,].GRADING PLAN
4. LANOSCAP~ PLAN
PRO.CT
1'WIN LAKE TO.HOMES 2ND AODI~ON ~z~ I 4 m~
DATE RECEIVED
iI ?" ~ ~ 7
/ / I
//
/
/
/-
/
47
/
/
\
\
\
\
\
\
\
\
\ /
/
/
/
/
/
/
/
/
/
/
/
/
/
I
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
~;~:~' ~ PRELIMINARY
SITE & UTILITY PLAN
PHOENIX ENTERPRISES
T92~0 EVANS ST~FFT
TYPICAL PRIVATE STREET
~'---~ '" !' '"-------~ I I
TWIN LAKES TOWNHOME$
2NO AD01T1ON ~ 2
pRO. CT
4.=[
--9
I
I t
I I
i I /
1' !
I I I
] I ii
I
I
DATE RECEIVED
/
/
CR.A~HIC ~CAL~ IN F~
VALUE C$1EDIT ?C~ PONO'~ (2J40 AODI~ON) - 0.22 ~
~tJC ¥)4.UE CREDIT FOR P~0S (I'~T AOOII]0N) - 0.,I.6 AC.
/
/
/
~GRAVEL CONSTRUCTION ENTRANCE
REP
ETORM ~
/
\
\
TYPICAL PRIVATE
STREET
PRELIMINARY
GRADING PLAN
TURF ESTABLISHMENT NOTES
"llJRF EST,ABMSHME. NT ~-~ALL APPt. Y TO ALL DISTURBED AREA<: AND ,',',',',',',',',',SHALL BE:
· ACCORDING TO WnOOT 2575 ~XCEPT AS MOOIFIED aPlOW. TURF ESTASLL~NwF_NT
TOPSOIL - 6 INO'IES MINIMUM TO 8E SPREAD IN ALL 01$TURBF'D NON-BUILDING ARrA~.
~ - MnOOT MIX~JRE 500 AT 50 POUN0~ PER ACRE,
DORMANT SEED - ~A~ 8E ~PUED A~ NO~8~ t AT ~C[ ~E N~M~
MUL~ -- ~ I ~O 2 T~S P~ AGR~ ~
~U~ -- ~ 20-0-10 AT ~ P~NO~ P~ A~
SILT FENCE
PHOENIX ENTERPRISES
TWIN LAKES TOWNHOMES
2ND ADDITION
I
SHEET ,~ OF'
I / I
I I I I
I ! I 1
----J L. I
'\
SH£ET ~£
//
/
/-
PRELIMINARY
LANDSCAPE PLAN
OWNER
DATE RECEIVED
/
/
/
/
/
/
/ x.
/ ~
/
/
/
1
/
LANDSCAPE NOTES
CONIFER TREE
PLANTING DETAIL
PHOENIX ENTERPRISES
PLANT SCHEDULE
COMMON/I~OTANICAL NAME~:
~R~ ~A ~ATA
slz~.,maoT qw
..OJ~CT TWIN LAKES TOWNHOMES
2ND ADDITION
~£~r 4