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6.4. SR 03-25-1996?ity of ver ITEM 6.4. MEMORANDUM Mayor and City Council Steven B. Ach, City Planner~~~ March 25, 1996 TO: FROM: DATE: SUBJECT: Request for Final Plat Approval by Windsor Development, Case No. P 95-2 Issue Consider Resolution No. 96- ., granting final plat approval for Lafayette Woods by Windsor Development. Location West of Proctor Street and south of Ridgewood Addition. Zoning/Land Use Rlc (Single Family Residential) /MR (Medium Density Residential) Attachments · Memo from the City Engineer dated March 22, 1996 · Location Map · Revised Final Plat · Original Final Plat · Plat of Entire Development · Resolution No. 96- Overview On February 26, 1996, the City Council had approved final plat for Lafayette Woods consisting of 52 single family lots along with 7 outlots. Since that approval was granted, the developer along with his engineer have been spending a lot of time out on the site staking the right-of-way of the future roads and selectively removing trees. While spending this time on the project site, the developer has recognized the need to adjust the plat, not only to include additional lots in the first phase, but also improve the plat as it fits into the unique characteristics of the property. These adjustments are 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425 Memo to Mayor and City Council Page 2 March 25, 1996 specifically being made to save areas of trees that were not recognizable during the preliminary review process and facilitate some adjustments to the utility plans. The final plat as proposed will now include 75 single family lots and extend west of Proctor Street across the entire site to the City trail on the west. In addition, staff is recommending that with the additional 23 lots in the first phase a secondary access will be necessary. Therefore, a temporary road will be completed along with this first phase out to County Road 1, providing a secondary access to the development. This road may not be completed immediately along with the other streets in the development; however, would be paved and improved to a driveable condition once a certain number of new homes are developed toward the western end of the project. This secondary access can also serve as a construction access for the development and avoid any interference or unnecessary disruption to the residential street extending west of Proctor. The proposed final plat is a slight deviation from the preliminary plat as approved by the City Council, from the standpoint that preliminary plat had two cul-de-sacs and now the developer is recommending connecting these with a street. Staff does not believe that this connection is a dramatic change away from the preliminary plat as approved; in fact, the road will merely follow the utility line extensions that will have to be constructed. With the revisions made to this final plat, there will be one less lot from the total within the development. Recommendation It is recommended the City Council approve Resolution No. 96- ., granting final plat approval for Lafayette Woods with the following conditions: A DEVELOPMENT AGREEMENT BE PREPARED OUTLINING THE TERMS AND CONDITIONS FOR PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS. o COMMENTS OUTLINED IN THE CITY ENGINEER'S MEMO DATED MAY 17, 1995, BE ADDRESSED AND INCORPORATED INTO FINAL PLANS FOR THE DEVELOPMENT. o A WATER AVAILABILITY CHARGE IN THE AMOUNT OF $300 PER LOT BE PAID TO ELK RIVER UTILITIES. DEVELOPER SHOULD CHECK WITH ELK RIVER UTILITIES FOR ANY ADDITIONAL CHARGES RELATIVE TO WATER CONNECTION FEES. o A SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLATTING BE PAID PRIOR TO RECORDING THE P LAT. s:kcouncfl\p95-2xx.doc Memo to Mayor and City Council March 25, 1996 Page 3 A TREE PRESERVATION PLAN BE SUBMITTED ALONG WITH A GRADING PLAN WITH EACH PHASE OF THE DEVELOPMENT TO MAXIMIZE TREE PRESERVATION DURING CONSTRUCTION; AND, THAT THE USE OF RETAINING WALLS AND OTHER APPROPRIATE METHODS BE UTILIZED TO PRESERVE AS MANY TREES AS POSSIBLE. AN NPDES PERMIT BE OBTAINED FOR THE GRADING ASSOCIATED WITH THE DEVELOPMENT. 7. PROPER EROSION CONTROL BE PROVIDED DURING THE CONSTRUCTION. o AN ADDITIONAL 17 FEET OF RIGHT-OF-WAY BE DEDICATED ALONG COUNTY ROAD 77. PRIOR TO ISSUANCE OF ANY BUILDING PERMITS, A DEVELOPMENT PLAN BE SUBMITTED OUTLINING THE STYLE OF HOME AND FINISHED GRADES ON EACH LOT. 10. THE DEVELOPER REIMBURSE THE CITY FOR COSTS ASSOCIATED WITH REVIEWING THIS PLAT PRIOR RECORDING THE FINAL PLAT WITH SHERBURNE COUNTY. 11. THE DEVELOPER PROVIDE THE CITY WITH A LETTER OF CREDIT IN THE AMOUNT REQUIRED BY THE CITY TO COVER THE COSTS OF THE IMPROVEMENTS. 12. UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM ACCEPTED BY THE CITY, A WARRANTY BOND IN THE AMOUNT OF 2,~ PERCENT OF THE IMPROVEMENT COSTS SHALL BE SUBMITTED WITH THE CITY FOR A ONE YEAR PERIOD. 13. SIDEWALKS BE PROVIDED ACCORDING TO EXHIBIT C INCLUDED IN THE STAFF REPORT DATED JUNE 19, 1995. 14. A COMPLETE AMENITY PACKAGE BE SUBMITTED TO THE CITY FOR REVIEW. THIS INFORMATION SHALL ADDRESS THE ENTRANCES AT BOTH PROCTOR AND COUNTY ROAD 1, AS WELL AS LANDSCAPING AND OTHER FEATURES PROPOSED FOR THE PLAT. 15. THE RECOMMENDATIONS BY TIM EDGETON OF THE SHERBURNE COUNTY TREE BOARD BE INCORPORATED IN THE REVISED PLANS, AS STATED IN HIS LETTER TO CITY PLANNER STEVE ACH. 16. FUTURE PHASES OF LAFAYETTE WOODS BE PREPARED IN ACCORDANCE WITH THE CONDITIONS OF PRELIMINARY PLAT APPROVAL. 17. PARK DEDICATION FEE BE PAID ON A PER LOT BASIS FOR EACH LOT IN THE FINAL PLAT. SUBSEQUENT PHASES WILL ALSO BE REQUIRED TO PAY PARK DEDICATION IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT. THIS FEE WILL NEED TO BE PAID PRIOR TO RELEASING THE FINAL PLAT FOR RECORDING. 18. A REVIEW OF THE POSSIBLE NEED FOR A SECURITY FENCE BETWEEN THE PROPOSED DEVELOPMENT AND RIDGEWOOD SUBDIVISION BE MADE BY THE s:\council\p95-2xx.doc Memo to Mayor and City Council Page 4 March 25, 1996 CITY COUNCIL PRIOR TO FINAL PLAT APPROVAL OF THAT PHASE CLOSEST TO RIDGEWOOD SUBDIVISION. 19. APPROPRIATE EASEMENTS BE SHOWN ON FINAL PLAT TO COVER UTILITIES, WETLANDS, AND DRAINAGE AREAS. 20. THE CITY ACCEPT OUTLOT A AS A CHARITABLE CONTRIBUTION FROM THE DEVELOPER. 21. THE DEVELOPER BE RESPONSIBLE FOR INSTALLING A SECONDARY ACCESS FROM THE WEST END OF THE FINAL PLAT TO COUNTY ROAD NO. 1 AT THE APPROPRIATE TIME AS DETERMINED BY THE CITY. 22. AN EASEMENT FOR PUBLIC STREET, DRAINAGE AND UTILITY PURPOSES BE GRANTED TO THE CITY TO ACCOMMODATE THE SECONDARY ACCESS FROM THE WEST END OF THE PLAT TO COUNTY ROAD NO. 1. s:\council\p 95-2xx.doc CONSULTINGENGINEER~ 1326 Energy Park Drive St. Paul, MN 55108 612-644-4389 1-800-888-2923 Fax: 612-644-9446 CIVIL ENGINEERING: ENVIRONMENTAL MUNICIPAL PLANNING SOLID WASTE STRUCTURAL SURVEYING TRAFFIC TRANSPORTATION ELECTRICAL/MECHANICAL ENGINEERING: HVAC POWER DISTRIBUTION SCADA SYSTEM CONTROLS OFFICES IN: MINNEAPOLIS PRIOR LAKE ST. PAUL WASECA March 22, 1996 File: 230-258-11 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 LAFAYETTE WOODS FINAL PLAT Dear Mr. Ach: As we requested, we have reviewed the revised final plat of the first phase of Lafayette Woods. The plat was prepared by John Oliver and Associates. Based on our review we would offer the following comments: The revised plat contains 75 lots stretching from Proctor Avenue (County Road 77) to the City trail located on the western edge of the plat. Sanitary sewer and water utilities are available to the plat in the City trail. Essentially what the revised plat does is create lots over the entire length of utilities necessary to serve the property closest to Proctor Avenue. Total roadway length from Proctor Avenue to 195th Court on the western edge of the plat is approximately three-quarters of a mile. Due to the number of lots and the total length, we would recommend that a second means of access be provided. The Developer has indicated his willingness to grade and pave a 24-foot wide roadway from the intersection of Upland Avenue and 194th Drive to the south, connecting with CSAH #1. This would provide the second means of ingress and egress from this plat until Outlot F is developed sometime in the future when a more permanent access point would be constructed. At the entrance off of Proctor Avenue, the outlot that was intended to be a center median has been eliminated. We understand that this was done to preserve some natural vegetation in this area. Also, the two outlots that were adjacent to the road at this location have been eliminated and made part of the abutting lots. The revised plat has provided for Outlot E just south of Block 8, near the City trail. This will provide a means for utilities to be extended from their current location into the plat, and also provide a corridor for pedestrian traffic from Upland Avenue to the City trailway. An Equal Opportunity Employer Mr. Steve Ach March 22, 1996 Page Two It should be noted that, in an effort to preserve trees and maintain the character of the rolling, wooded terrain of this property, there are many curves within the roadway, some of which are well below the required radius for a 30 mph design speed. The worst of these are located on 194th Drive with two curves, one with a radius of 208 feet and one with a radius of 150 feet. However, with a stop condition at either end of 194th Drive, vehicles should not have an opportunity to gain excessive speed through these curves. The detail showing typical drainage and utility easements on side lot lines is incorrect. The detail shows a total width of 12 feet. The City requirement is 10 feet. If you have any questions regarding these comments, please call. Sincerely, MSA, CONSULTING ENGINEERS TJM:tw 258-2205.mar LOCATION CiW of ~r 13065 Orono Parkway · P.O. Box 490 Elk River, MN 55330 LOCATION MAP CASE: P95-2 N