Loading...
6.7. SR 07-16-2001City MEMORANDUM Item # 6.7 TO: FROM: DATE: SUBJECT: Mayor and City C~ Michele McPherso~i~rOirector of Planning July 16, 200 I Case No. P 01-08 Preliminary Plat of Kliever Lake Fields Request The applicant, Horst Graser, representing Gold Nugget Development requests that the Planning Commission consider approval of the preliminary plat of Kliever Lake Fields comprised of 98 single family lots; Outlot A to be dedicated for park; Outlot B also to be dedicated for park, and Outlot C to be held in abeyance for a possible townhome development approval after the City revises its townhome ordinance. Attachments · Location map · City Engineer's memo dated May 16, 2001 · Sherburne County letter dated April 19, 2001 · Planning Commission Minutes of May 22, 2001 · Planning Commission Minutes of June 12, 2001 · Preliminary plat dated June 20, 2001 · Preliminary grading plan dated June 20, 2001 · Preliminary utility plan dated June 20, 2001 · Preliminary landscape plan dated April 25, 2001 Location The property is located in the southwest corner of the intersection of Fillmore Street and County Road 12. Memo to Mayor and City Council/P 01-08 July 16, 2001 Page 2 Zoning/Land Use Rle (Single Family Residential, 12,000 square feet minimum lot area) / MR (Medium Density Residential) Overview The subject property was brought into the Urban Service District in 2000, and is eligible to receive sewer and water services. The property will be assessed fall of 2001 at $6,365.00 per acre. The revised proposed preliminary plat is comprised of 98 single-family lots on 36.84 acres. There is a through-street (Street E) connecting County Road 12 to Fillmore Street. There is a Street A connecting Street E to the south property line to provide a connection to vacant developable land to the south. Street B and Street G also connect to adjacent properties and there are four cul-de-sacs. Outlots A and B are proposed to be dedicated for park and Outlot C is to be held until the City revises its townhome ordinance. The landscape plan indicates an additional 92 lots in townhome configuration (fourplexes). Existing Conditions The site has been cultivated for corn in recent years. It is lower than the adjacent roads and experiences spring flooding in some areas, usually along County Road 12. The site is slightly higher in the southwest corner. Lots The property is zoned Rle (Single Family), therefore the minimum lot area is 12,000 square feet. The revised plat has no lots less than 12,000 square feet; four of the 98 lots measure 12,000 square feet, the rest are larger. The average lot area is 15,430 square feet with a net density of 2.21 lots per acre. Streets The streets as proposed meet the minimum right-of-way requirement (60 feet) for a minor street. The proposed right-of-way is 60 feet with a street design of 32 feet. The cul-de-sacs also have the minimum 60 foot radius. Utilities The City Engineer has addressed utilities in his memo. All of the City Engineer's comments will need to be complied with by the applicant. S:kPLANNING\MICHMC\CCREPRTS\P01-08.DOC Memo to Mayor and City Council/P 01-08 July 16, 2001 Page 3 Grading and Drainage The City Engineer has addressed the grading and drainage issues in his attached memo. The Engineer has reviewed the current drainage plan and his updated comments are included in his most recent memo. Located along the west property line is a detention pond that is being constructed by Sherburne County as part of the County Road 12 improvement project. The County's original position was that this pond could not have water from the development pass through it. The County has since changed its position, and water from the development will be allowed to pass through the pond. The developer is not proposing to expand the pond area as originally proposed. The development proposes to have two ponds located within Outlot C that will handle runoff from the subdivision. A third pond located in Block 2 has been designed that will also handle the storm water runoff. Park Dedication The Park and Recreation Commission reviewed the preliminary plat and park dedication at its May 9, 2001 meeting. After discussion and negotiation with the developer, the Commission agreed to accept 7.9 acres of land for park dedication. The Park and Recreation Commission recommended a sidewalk along Street E connecting County Road 12 with Fillmore Street. At the June 12, 2001 meeting, the Planning Commission recommended that sidewalks be added to Street A, Street B, and Street G. Landscape Plan The developer has submitted a landscape plan that provides one street tree and one yard tree per lot with two of each on corner lots, in compliance with the landscape requirements in the subdivision ordinance. Along the County Road 12 and Fillmore Street right-of-ways, six- foot high fences and additional buffering landscaping are proposed to provide buffering or screening from the adjacent roadways. Planning Commission Action The Planning Commission meeting minutes are attached for information purposes. The Commission considered this request at its meetings of May 22, June 12, and June 26, 2001. The plat was tabled on two occasions in order to resolve grading and drainage issues with Sherburne County. Mr. Getz, residing south of the plat was interested in whether he would be assessed for sewer and water. He will not. Mrs. Brown, property owner to the south and west of the plat was concerned about water quality and future residents trespassing on their property due to the existence of the electrical powerline easement. S:\PLANNING\MICHlvIC\CCREPRTS/POI-OS.DOC Memo to Mayor and City Council/P 01-08 July 16, 2001 Page 4 The Planning Commission voted 4-1 to recommend approval of the preliminary plat to the City Council. Commissioner Mesich voted against the recommendation. Recommendation Staff and the Planning Commission recommend that the City Council approve the preliminary plat request to the City Council with the following conditions: 1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 2. ALL COMMENTS OF SHERBURNE COUNTY SHALL BE ADDRESSED. 3. OUTLOT A SHALL BE DEEDED TO THE CITY FOR PARK WHEN THE PLAT IS RECORDED. 4. A SIDEWALK SHALL BE CONSTRUCTED ALONG STREETS A, B, E AND G. 5. STREET LIGHTS SHALL BE INSTALLED AS REQUIRED BY ELK RIVER MUNICIPAL UTILITIES. 6. A SEALCOAT FEE SHALL BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 7. A STORMWATER MANAGEMENT FEE SHALL BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 8. A LETTER OF CREDIT IN THE AMOUNT OF 100% OF THE COST OF THE IMPROVEMENTS SHALL BE SUBMITTED PRIOR TO RELEASING THE PLAT FOR RECORDING. 9. 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. 10. THE APPLICANT SHALL EXECUTE A DEVELOPER'S AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF APPROVAL. 11. THE APPLICANT SHALL PAY $300 PER UNIT TO ELK RIVER MUNICIPAL UTILITIES FOR WATER AVAILABILITY CHARGES. 12. THE DEVELOPER WILL BE RESPONSIBLE FOR PROVIDING THE FINAL GRADE FOR THE PARK AND ESTABLISHING VEGETATIVE COVER. S:\PLANNINGkMICHMC\CCREPRTS\P01-0i.DOC Memo to Mayor and City Council/P 01-08 July 16, 2001 Page $ 13. THE DEVELOPER SHALL BE RESPONSIBLE FOR MARKING PARK BOUNDARIES WITH THE CITY'S PARK BOUNDARY SIGNS. 14. THE PARK SURVEY INFORMATION SHALL BE PROVIDED IN THE REQUIRED ELECTRONIC FORMAT. 15. THE MAILBOXES SHALL BE CLUSTERED. 16. THE DEVELOPER SHALL PROVIDE SNOW STORAGE EASEMENTS AROUND THE CUL-DE-SACS. 17. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 18. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 19. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. S:\PLANNING\MICHMC\CCREPRTSNP01-08.DOC HILLSIDE ~TY PARK \\ II Case Number: Location Map P 01-08 N Howard R, Green Qompany May 16, 2001 File: 811180J-0240 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: KLIEVER LAKE FIELDS ADDITION Dear Ms. McPherson: As requested, we have reviewed the submittal for the Kliever Lake Fields Subdivision. This is the development of the Holzum 80-acre farm property at the southwest corner of CSAH 12 and Fillmore Street. The submittal package was prepared by Pioneer Engineering and consisted of a preliminary plat, preliminary grading plan, preliminary site and utility plan, and preliminary landscape plan. Also drainage calculations were submitted. Based on our review and comments received at the staff review meeting, we would offer the following comments: A. Preliminary Plat · There is no drainage and utility easement on Outlot C for the proposed ponds shown on the grading plan. The same thing is true about the proposed pond expansion in Lots 9, 10, and 11 of Block 4. · Drainage and utility easements need to be provided around the perimeter of Outlot C where it fronts on CSAH 12, Fillmore, and Street E. · A separate landscape easement will likely be necessary for the landscaping shown along CSAH 12 and Fillmore Street. · Easement will be necessary for a temporary cul-de-sac at the end of Streets A, B, and G. · The City is currently in conversation with Sherburne County and the landowners north of CSAH 12 about potentially rerouting County Road 40 in the future. If this rerouting comes to pass, it will likely require the relocation of Fillmore slightly to the west as it meets CSAH 12. If this happens, it will be necessary for the City to acquire a portion of Outlot C for this realignment of Fillmore Street in the future. B. Grading Plan At the staff review meeting, Sherburne County indicated that they will not allow the expansion of their pond located in Block 4. Drainage from this development will need a pond that is totally separate from the County pond. O:\PROJ\811180J\Ltr 05-16-01 McPherson.rev. doc 1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Ms. Michele McPherson May 16, 2001 Page Two · Emergency overflows need to be located and labeled throughout the plat where necessary for the drainage system to operate efficiently. · Where Street E meets Fillmore Street, we question how drainage will be maintained with Fillmore Street being a rural section. Perhaps a culvert is needed there. More details should be provided on the grading plan in this area. · Where are the power poles located in the power line easement immediately south of this development? They should be shown on the plan relative to where Street ^ and Street G access the property to the south. C. Preliminary Site and Utility Plan · The street section shown is adequate for width; however, the section should be modified to include 6 inches of gravel and 1% inches of wear course bituminous. · The Elk River Municipal Utilities is proposing to locate a water tower on property immediately south of this site. Therefore, the 16-inch watermain shown on Street G and Street E needs to be increased to 20-inch. Also, this 20-inch diameter watermain needs to be extended from the intersection of Street E and Street A northward on Street E, and directional bored under CSAH 12 to get to the north side of the read. · Sherburne County indicated at the staff review meeting that the permit to allow Street E to access CSAH 12 would require the typical right turn lane and bypass lane. Perhaps these could be built by the CSAH 12 contractor who is currently reconstructing CSAH 12. This would be a better construction method than to come in immediately after the project is complete and start to modify it. · The County indicated they would also include in their permit allowing Street E a condition that the access would need to be closed in the future if the intersection of Fillmore and CSAH 12 were ever signalized. · All of the 6-inch watermain needs to be increased in size to 8-inch. 6-inch is only allowed on hydrant leads. · The watermain loop for Street F to Street A should be realigned out of the rear of the cul-de-sac, perhaps between Lots 6 and 7, and 24 and 25 to ensure that all services are off of a looped watermain. · Hydrant location and valve placement will be reviewed in detail when the construction plans are submitted for the first phase. D. Drainage Calculations · The ponds for the site meet discharge and treatment requirements for the proposed developed conditions. One exception is the pond located in Block 4 must be separate from the County-owned pond. · A separate outlet from Pond 1 to Kliever's Marsh needs to be included due to the separation of the development pond from the County pond. · The Iow point that is located south of Lot 2, Block 3, should be modeled as a ponding area and given an emergency overflow route. · The 100-year high water level for the proposed ponds appears to allow for at least two feet of freeboard from the lowest floors to the adjacent ponding areas. O:~ROJ~811180J~.tr 05-16-01 McPherson.rev.doc Howard R, Green Company CONSULTING ENGINEERS Ms. Michele McPherson May 16, 2001 Page Three · Storm sewer calculations need to be submitted during the final design phase. preliminary layout appears to be adequate for the proposed improvements. If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company TJM:tw The o:,..o~,~,,,~o~,.~ o~_,~, .c,~8{~}d R, Green Company CONSULTING ENGINEERS Apfill9,2001 PUBLIC WORKS DEPARTMENT Sherb Rhonda F. Lewis, P.E. 425 Jackson Avenue Elk River, MN 55330 (763) 241-7030. 800-594-5208 Paul Cheme, P.E. Pioneer Engineering 625 Hwyl0 N.E. Blaine, MN55434 RE: Gold Nugget Development Dear Mr. Cheme: After reviewing the proposed preliminary plat, an access permit will be required with the following conditions: 1) A right mm lane built to MnDOT standards. 2) A bypass lane built to County standards. 3) Make all pavement-marking changes as necessary. 4) Pay the required signage fees of $450.00 for four signs, with installation done by the Public Works Department. The Developer must notify Dick Corbin, Permitting Agent (241-7034) for sign installation when the road is open to the traveling public. 5) Any existing field entrances must be removed. 6) The Developer is responsible for drainage studies. If your engineers determine a culvert is necessary, the culvert must have 6:1 safety aprons and grates. Both the costs of the culvert and the installation are the responsibility of the developer. Remember that slopes within County right-of-way for your proposed street must be 6:1 and all disturbed areas must have topsoil and seed applied. All requirements are listed on the back of the permit. The Access to County Highway Permit Application must be applied for at the Public Works office on Jackson Ave. Please carefully read the backside of the permit. All requirements must be met for final inspection approval. After construction is completed, date and sign the bottom portion of the application and return it to the Public Works office on Jackson Ave. Upon final inspection and approval by the County, Access Bond Fee will be returned to you. NOTE: Please check your return address for proper bond fee return! If you have any questions or concems please call me at (612) 241-7030. Sincerely, 7honda F. Lewis, P.E. Assistant County Engineer CCi Kathy Heaney, Co. Atty. Nancy Riddle, P&Z John Oliver, Co. Surveyor Planning Commission Minutes May 22, 2001 Page 7 Mr. Reinhart asked Mr. Stephan intended to do anything in the wooded area between their two properties. Mr. Stephan stated that none of the woods would be cut There being no further public comment, Chair Pederson closed the public COMMI: THE REQUEST BY CHRIS STEPHAN FOR A PERMIT FOR A HOME OCCUPATION BUSINESS, CASE NO. CU 01-19, BASED ON STAFF HEARING, WITH THE FOLLOWING IS: OF USE SERVICES IN THE THE PUBLIC 1. SIGNAGE SHALL BE LIMITED TO A FEET IN AREA. SIGN OF 4 SQUARE 2. ALL MATERIALS, EQUIPMENT. KEPT WITHIN THE FENCED SHALL BE ADDITIONAL CONIFEROUS TREES PROPERTY LINE THE ADJACENT THE USE OF BE PLANTED ALONG THE SOUTH ADDITIONAL SCREENING FOR TO THE SOUTH. 4. THE OF EMPLOYEES IS LIMITED TO 15. 5. DEBRIS NOT BE STORED ON SITE. 6. ALL EQUIPMENT IS TO BE PARKED INSIDE THE POLE lNG AT NIGHT. SECONDED THE MOTION. THE MOTION 6-0. 5.8. Request by Gold Nugget Development for Preliminary Plat Approval of Kliever Lake Fields, Public Hearing - Case No. P 01-08 Staff report by Michele McPherson. The applicant requests preliminary plat approval of Kliever Lake Fields, comprised of 104 single family lots; Outlot A to be dedicated for park; Outlot Be also to be dedicated for park, and Outlot C to be held in abeyance for townhome development approval after the City revises its townhome ordinance. Ms. McPherson reviewed existing conditions of the site, lot sizes and streets. She noted that utilities, grading and drainage issues are addressed in the City Engineer's report which is attached to the staff report. The Park and Recreation Commission has recommended to accept 7.9 acres of land for park dedication for this plat and future platting of Outlot C. The developer proposes to construct six foot high fences and additional landscaping for buffering along County Road 12 and Fillmore Street. Ms. McPherson recommended a condition be added to require Planning Commission Minutes May 22, 2001 Page 8 clustering of mailboxes. Staff recommends approval of the request with the 12 conditions in the staff report. Chair Pederson opened the public hearing. Horst Graser, Gold Nugget Development, applicant, stated that initially the project included a townhome component, but due to the moratorium, he will be submitting an application for townhomes for Outlot C at a later date. He stated that he plans to grade Outlot C to create some walk-out lots to provide some variety in housing styles. Mr. Graser explained that Sherburne County has a large easement on the property. He had hoped to expand the pond in the easement for his project but the County recently denied his request. He stated that drainage needs to get to Kliever Lake somehow. Commissioner Mesich asked where the pond would be located if the County will not allow expansion of the pond in their easement. Mr. Graser stated that he would have to look at locating the pond in the cul-de-sac area north of the proposed park and then explained the layout of the park. He stated that the average lot width is 83'-85', and some are 90'-95'. He proposed to start the project this year and construct Street A. He noted that the city water tower will be located to the south of this property. Bruce Goetz, P.O. Box 421, Elk River, property owner to the south of the proposed development, was concerned he may be forced to hookup to city services. City Engineer Terry Maurer explained that services will be stubbed up to his property line for the 40 acres to the west of him, but that there will be no costs or assessments for Mr. Goetz. John Kuester asked Mr. Graser to explain where the pond would be located, if he is not able work out an agreement with the County. Mr. Graser pointed out a possible site north of the park area. Mr. Graser noted that the park will not be impacted by any over flow from the pond. Mr. Kuester asked what the line was for, running diagonally through the park, which was shown on the plan. Mr. Graser explained that there will be an underground storm sewer line running toward Kliever Lake. Ruth Brown, property owner to the west (Kliever Lake Marsh), stated that she and her husband will be moving into their new home at 17773 Tyler Street, and that 10 acres of their property connects to the southwest corner of the plat. She asked if the property has access to the marsh and if so, what will be done to protect it from being impacted. Terry Maurer explained that the property does not connect to the marsh but that runoff does flow in that direction now. He felt the quality of the water in the marsh would actually be improved due to the fact that all of the drainage will go through the pond, settling out the floating material, sand and grit Mr. Maurer stated that the County was granted a easement across the Holzem property. Mrs. Brown stated that the County plans to use the old tile system to save money. Mr. Maurer explained that the County has a new policy which restricts utilizing existing County drainage easements for new plats. He stated that Mr. Graser will have to deal with the County on this issue. Planning Commission Minutes May 22, 2001 Page 9 Mrs. Brown expressed concern for safety and/or liability issues with the number of homes being proposed close to their property. She lek that the power line corridor will serve as an aisle for people to walk or ride bikes or motorized vehicles into the marsh area. She asked the developer to consider fencing the property on the south and west, as well as along County Road 12 and Fillmore, to prevent future problems. Commissioner Mesich stated that the 40 acres next to the Brown's property is also going to be developed and a water tower placed on the site. Mr. Maurer explained that the water tower will be located close to the border of Mr. Goetz's property. He stated that it was his understanding that the access road to the tower would likely be in a location that would become a street in the new development. Commissioner Mesich asked how much of this land was flooded in the spring. Ms. McPherson stated that there was one area on the north end of the site near County Road 12 that had standing water, but that the rest of the site was relatively dry. Commissioner Mesich asked if the wetlands have been delineated. Mr. Maurer stated yes and that there are 3 small inlets to drain the site and the rest soaks into the ground. Mr. Maurer explained that the drainage will be entirely different when it has a fully developed drainage system. Ms. McPherson reviewed a drawing which identified the three wetlands on site. Commissioner Schuster questioned why the mailboxes are proposed to be clustered. He explained that there is a significant amount of litter in his neighborhood where the mailboxes are clustered, because of flyers falling out the back of the slots. Ms. McPherson stated that the post office has requested the clustered boxes, and suggested that the backs of the "shopper" slots could be closed. Chair Pederson stated that it appears there are 11 lots which are less than 12,000 square feet, rather than 5 as stated in the memo. Ms. McPherson explained which lots will be eliminated or added, due to the change in the park proposal. Chair Pederson stated that more lots would be lost if the developer had to build a pond. He questioned if there would be significant filling. Mr. Graser explained that he proposes to mine out fill in Outlot C to raise the entire site in order to provide more diversity in housing styles. Commissioner Mesich asked what the price range would be for the homes. Mr. Graser stated that the homes will be $160,000 to $220,000. Commissioner Mesich asked the developer if he knew where the children moving into this area would go to school and if there would adequate room for them. Mr..Graser stated that he has not spoken with the school district. Chair Pederson suggested that sidewalks be installed on the street stubs which will connect to future plats Commissioner Mesich expressed his concern that new plats are being approved in this area and construction has not begun on the new water tower. He asked when the new tower would be in operation. Planning Commission Minutes May 22, 2001 Page 10 Mr. Maurer stated that the new water tower will be on line in late 2002 or early 2003. Commissioner Mesich asked if there is still a water pressure problem for homes in Trott Brook Farms. Mr. Maurer stated that the problems are not related to needing a new water tower. The Municipal Utilities did not switch Trott Brook Farms over to a high pressure system until they were able to put in a redundant line near Perkins. Their plans were delayed and this switch over did not happen until this spring. Mr. Maurer stated that there is no immediate need for the water tower to service the new developments, but that they are planning ahead for future needs. Commissioner Schuster asked what amenities are planned for the park. Mr. Kuester stated that new parks to through a concept planning process. When a concept is available, the neighbors are invited to a meeting to provide their comments. Mr. Kuester stated that the park will likely consist of some sort of"pick up" playing field, a picnic shelter, playground equipment, and possibly a basketball court. Commissioner Schuster asked if the Park and Recreation Commission would consider adding land to this park, when the property to the south is developed. Mr. Kuester stated that would be a possibility. Commissioner Mesich asked what the zoning of the property was previously. Ms. McPherson stated that it was zoned Rle. Chair Pederson asked what the current use of the property is. Ms. McPherson stated that it is a farm field. Commissioner Mesich stated that the Commissioners should take into consideration the fact that the 2007 date for sewer and water extension was established to protect the city from an infusion of high density in this area. He asked how the proposed density of this plat compares to other plats in the city. Mr. Harlicker stated that this development would be comparable to Country Crossing. Commissioner Mesich asked what the density of the townhomes proposed for Outlot C would be. Mr. Beck stated that the property will have to be rezoned to PUD or R3 in order to develop the site with townhomes. The Commissioners discussed possible impact of the pond on the preliminary plat layout. It was the consensus of the Commissioners to table the plat until the developer could finalize the location of the pond. Mr. Graser stated that it is not an issue to amend the plat if necessary, but that he would like to try to work with the County on their easement. There being no further public comment, Chair Pederson closed the public hearing. COMMISSIONER MESICH MOVED POSTPONE THE REQUEST BY GOLD NUGGET DEVELOPMENT FOR PRELIMINARY PLAT APPROVAL (KLIEVER LAKE FIELDS), CASE NO. P 01-08, TO THE JUNE 12, 2001 PLANNING COMMISSION SPECIAL MEETING. CHAIR Planning Commission Minutes May 22, 2001 Page 11 PEDERSON SECONDED THE MOTION. 0. THE MOTION CARRIED 6- 5.5. Request by City of Elk River for Ordinance Amendment to Add Definition of Animal Nutrition and Agricultural Research, and Establish an AR (Agricultural Research) District, Public Hearing - Case No. OA 00-8 5.3. Request by City of Elk River for Land Use Amendment for Property form LR (Low Density Residential) and LI (Light Industri (Agricultural), Public Hearing - Case No. LU 00-6 A 5.4. Request by City of Elk River for Rezoning of a Portion (Agricultural Research) District, Public Hearing - Case No. 00-7 r to AR Staff report by Scott Harlicker. The City of Elk River amending the Zoning Code to create a definition for establish an AR (Agricultural Research) District, an to change the land use designation of certain Residential) and LI (Light Industrial) the same property from Rla (Single Family AR (Agricultural Research). The proposed adjusting the urban service boundary so included in the Urban Service Area. and rezoning based on the have requested Research and the land use plan from LR (Low Density t, and to change the zoning of and L1 (Light Industrial) to use plan amendment also includes new AR zoning district is not approval of the amendments the staff report. City Attorney Peter Beck in the 1950's. He stated that itself or the adjacent been unable to fit Cargill's attempt to create a zonin extension of utilities' they did not want and Cargill have ordinance and land Mr. Beck land trust , history of the Cargill operation which began has had very little, if any, impact on the city Beck explained that in the past, the City has the zoning ordinance, and this request is an tue to them. Cargill was assessed for the and appealed the assessment, stating that After more than two years of negotiations, the City :o a settlement which includes processing the necessary maendments to accommodate Cargill's use of their property. other terms of the settlement, including relocating of the into the eastern area, and a land donation by Cargill. fit into Cargill Franz asked if there were any other operations in the City that would district. Mr. Beck stated that there were not. He noted that operation which is internationally renown for agricultural research. Mr stated that the City has never had a clear definition for Cargill and he proposed definition fits what is actually on their site. He reviewed the definition at this time. SPECIAL MEETING OF THE ELK RIVER PLANNING COMPIlSSION HELD AT ELK RIVER CITY HALL TUESDAY, .JUNE 12, 2001 Members Present: Members Absent: Staff Present: Chair Pederson, Commissioners Baker, Franz, Mesich, Ropp and Schuster None Michele McPherson, Director of Planning; Scott Harlicker, Senior Planner; Chris Leeseberg, Park Planner/Planner; Director of Economic Development Catherine Mehelich, Assistant Director of Economic Development Marc Nevinski; Debbie Huebner, Recording Secretary Call Meeting To Order Pursuant to due call and notice thereof, the meeting of the Elk River Planning Commission was called to order at 6:30 p.m. by Chair Pederson. Consider 6/12/01 Planning Commission Agenda COMMISSIONER BAKER MOVED TO APPROVE THE JUNE 12, 2001 PLANNING COMMISSION AGENDA. COMMISSIONER FRANZ SECONDED THE MOTION. THE MOTION CARRIED 6-0. Downtown Prioritization of Proiects Add text. Request by Gold Nugget Development for Preliminary. Plat (Kliever Lake Fields), Public Hearing - Case No. P 01-08 Staff report presented by Scott Harlicker. This plat was reviewed by the Commission at their May 22, 2001 meeting. He stated that the plat now consists of 98 lots, the park has been re-aligned, and all lots except one meet the dimensional requirements. This lot can be adjusted so that it is in compliance with the 12,000 square foot minimum. Mr. Harlicker reviewed the layout of the plat. Sherburne County has now agreed to allow the pond on their easement to be expanded for storm water drainage, as requested by Gold Nugget. Horst Graser, representing Gold Nugget Development, explained that there was an error in the original plat application which stated the number of lots as 104. He stated that there were actually 99 lots shown on the original plat. He stated that the Sherburne County Attorney and City Attorney have come to an agreement to allow them to expand the County's pond, instead of having two different ponds. Mr. Graser drew in the location of the ponding expansion on the plat. Mr. Graser reviewed the revised plat, and explained where the pond would have been placed, if an agreement with Sherburne County had not been reached. The outlet would come down the street via the storm sewer system and discharge into Kliever Lake. He requested that as a condition of approval, the revised plat Planning Commission Minutes June 12, 2001 Page 2 be accepted if, for some reason, the County decides not to allow expansion of the pond, as shown in the original plat. Mr. Horst requested that if the revised plat was necessary, he be allowed to add one additional lot by shifting the road over and extending the cul-de-sac slightly. Commissioner Ropp asked where sidewalks would be located. Mr. Harlicker stated that sidewalks are proposed on the south side of Street E and on Street G. Chair Pederson stated that he suggested previously that sidewalks be added on Street A and Street B. The Commissioners expressed their support for adding sidewalks on these streets. Commissioner Mesich asked what would happen if the rezoning for Oudot C was denied. Mr. Horst stated that Outlot C would then be developed with single family homes. He explained that because of the soil conditions, they will mine material in the northeast coruer of the site which will be used to raise some of the elevations in plat. The pond which will be created from the mining will store storm water, thereby increasing the on-site storage capacity. He noted that the townhomes are proposed to be built around this pond area.~ Raising the elevations for the single family site will allow some variety in housing styles including walk-outs, split entries, and split entry walk-outs. Efthe townhome rezoning is not allowing, the grading of the site will change. Commissioner Mesich asked if a grading plan was available. Mr. Graser stated that a grading plan has been submitted to the city. Commissioner Mesich asked if hills will be built for individual lots. Mr. Graser stated that the elevations of general areas in the site will be raised to get above the sub-surface water elevation. He stated that the grading will be gradual in order to meet the city's grade requirements for streets and drainage. Mr. Graser eXplained the areas on the plat for split entry walk-outs, full basement walk-outs, and flat lots. Chair Pederson asked if the elevations needed to raised in order to build basements. Mr. Graser stated that without raising the elevations, the plat would consist of 99 split entry houses and he did not feel this was a sound marketing practice. Chair Pederson asked if the park was in a wetland. Mr. Graser stated that there is a very small wetland in the southwest portion of the plat that has been delineated. Ms. McPherson noted that the wetland is only .03 acres. Chair Pederson asked if Mr. Graser has considered providing amenities for the park. Mr. Graser stated that he has not. Chair Pederson stated that he did not support a longer cul-de-sac. He questioned the setbacks for the plat. Ms. McPherson stated that the setbacks are 10 feet- front, 5 feet - side and 30 feet - rear. Commissioner Franz questioned the zoning of the property. Ms. McPherson stated that it is zoned Rle. Commissioner Baker asked if the City Engineer had concerns regarding the plat. Ms. McPherson referred to the City Engineer's memo which indicates he has had discussions with the Assistant County Attorney, along with Mr. Graser, regarding the County's pond. The Assistant County Attorney has asked that the proposed expansion of the pond be verified with the County Ditch Inspector for his approval. Commissioner Mesich asked if berming would be feasible to screen the adjacent county road. Ms. McPherson stated that the applicant plans to install a combination of trees and six foot high privacy fences along County Road 12. Ms. McPherson stated that berming would be difficult, since the county road is a rural section in this area. This means there will be a ditch, rather than storm sewer. Mr. Graser stated that there will be catch basins along the Planning Commission Minutes June 12, 2001 Page 3 ditch which will drain into the storm water drainage system and run down to their easement pond; therefore, it would not be possible to do any berming along the county road. Commission Mesich asked if a fight turn lane would be required. Mr. Graser stated that the county will require it. Ms. McPherson stated that the county is requiring a right turn lane and a bypass lane. Chair Pederson asked what the sizes of Lots 6, 7, and 8 would be, without the pond. Mr. Graser explained where the pond would be located and how a NURP pond functions. He did not know what the size would be without the pond area. Chair Pederson suggested that one of the lots be taken out to increase the dry, useable area of the lots. Mr. Graser noted that in 2-3 years, natural vegetation establishes itself around the pond and that there will be a natural overflow in addition to the pipe system. Mr. Graser stated that he hopes to expand on the county's contract for the drainage pond so that the additional ponding area can be done at this time to save costs, rather than coming back and having the work done at a later date. Commissioner Baker asked if Street G was designed to line up with a future street to the south. Ms. McPherson stated that the Commission will be reviewing the preliminary plat of Kliever Lake Hills in July and they will be able to see how the road will be extended. She explained that Elk River Municipal Utilities will be purchasing one acre of that 40 acre plat for the location of a water tower. She noted that the plat will be single family residences. Commissioner Mesich stated that there was one additional lot that was less than 12,000 square feet. Mr. Graser stated that this was an oversight and will be corrected. Chair Pederson expressed concern for the pond in the back of Lots 8 and 11. He felt this pond will be wet most of the time and substantially reduces the size of the lots. He asked if the mailboxes will be clustered. Ms. McPherson stated that the condition was omitted from the last discussion and will be added, as well as a condition to provide snow storage easements in the cul-de-sacs. She stated that Condition//4 could be amended to include sidewalks on Streets A, B and G. Commissioner Mesich asked if Chair Pederson was suggesting that Lots 8 and 11 be increased above the 12,000 square foot requirement, due to the ponding. Chair Pederson stated he would support that suggestion. Commissioner Baker asked the Commissioners to consider removing the condition for clustering of the mailboxes because of the inconvenience and maintenance issues. He stated that the storm water pond should be considered part of the 12,000 square foot lot size. Commissioner Schuster stated that he has an easement in his backyard which has water in k and does not feel it is a problem. He stated that as long as the buyer is aware of the fact when he purchases the lot, there should not be an issue. Commissioner Baker asked for clarification on the additional lot to be added if the County agreed to allow sharing of the ponding easement. Mr. Graser stated that there would be 99 lots with either plan. Commissioner Mesich expressed his concern that the City Council slated this parcel for development with urban services in 2007. Ms. McPherson explained that the City Council Planning Commission Minutes June 12, 2001 Page 4 approved a land use amendment in 2000 to allow city sewer and water to be extended to this area in 2001 and the property was immediately assessed. Commissioner Mesich asked why the drawings were not presented to them until tonight. Ms. McPherson stated that she received them yesterday. Chair Pederson felt there are still some unknowns regarding the plat. Commissioner Ropp stated he was not sure of allowing lot sizes of 12,000 square feet on the lots with the ponds. Mr. Graser explained that there would be 30-40 feet from the back of the homes to the pond. Mr. Harlicker stated that 20 feet of useable area is typical from the back of the house to any type of easement. Ms. McPherson explained that the city's policy is that easements are to be part of lots rather than outlots. Outlots tend to go tax forfeit, which remits in a loss of tax revenue and a city maintenance responsibility. She stated that if the Commission is concerned about the size of the lot, they could take Chair Pederson's suggestion to reduce the size of the plat by one or two lots in order to accommodate larger lots sizes for the lots in the area of concern. She noted that part of the reason the drawings were submitted late was because staff and the developer had a difficult time getting a response from the County Attorney. Chair Pederson asked if there is still an outstanding issue with the County. Ms. McPherson stated that the only request the County Attorney had was that the developer and staff speak to the County Ditch Inspector. Mr. Graser noted that the ditch inspector is on vacation. Commissioner Mesich stated that he was uncomfortable with the overall density of the plat, if Outlot C will is to be platted as townhomes. Commissioner Franz asked if a traffic study has been done to look at Street G and was concerned that the City would have another "Auburn Street" problem, due to the density of the development proposed for this area. McPherson stated that there could be a potential traffic issue on a temporary basis. She explained that when the 75 acres to the south of Kliever Lake Fields is developed, this property is adjacent to 175~h Avenue which will allow a long term north-south connection from County Road 12 to 175th, as well as providing another connection to the east to Fillmore Street. This "horse shoe" configuration will provide road connections to go north to County Road, south to 175% east to Fillmore Street, or west to Twin Lakes Boulevard. Mr. Graser explained that the depth of the lots adjacent to the pond will be approximately 130'-140'. He noted that there will be drain rile in the back of every home. He explained how the pond is designed to slope. He stated that the wetland will consist of 30'-40' of the back of the lots. COMMISSIONER BAKER MOVED TO TABLE THE REQUEST BY ~OLD NUGGET DEVELOPMENT TO THE JUNE 26, 2001 PLANNING - COMMISSION MEETING, BECAUSE OF UNRESOLVED ISSUES WITH LAYOUT OF THE LOTS AND SIZE OF THE PONDING. COMMISSIONER MESICH SECONDED THE MOTION. Mr. Getz asked if there would be fire hydrants located in the plat. Ms. McPherson stated that they would be required. THE MOTION CARRIED 6-0. Planning Commission Minutes June 12, 2001 Page 5 Mr. Graser asked what kind of information the Commission wanted. Chair Pederson stated that the ponding issue needs to be clarified, and lot sizes need to be corrected. Mr. Graser stated that correcting the lot sizes of the two lots is a very minor issue and that the County has agreed to the expansion of the pond. Chair Pederson stated that he felt if Outlot C is to become townhomes, the area will become very dense. Mr. Graser stated that Outlot C is not up for discussion at this time because of the townhome moratorium. Commissioner Franz fek that speed was driving approval of this plat rather than thoroughness and accuracy. He felt that Rle zoning suggests taking into account environmental factors and that he has some concerns in that area. Mr. Graser stated that the property is a cornfield and there are no environmental issues and is as flat as a table. There are only 8 trees on the entire site and they will be preserved. Commissioner Franz stated he did not understand why it was zoned Rle. Mr. Graser stated that he did not understand the zoning either, since every bit of the property is a cornfield with the except of one small hill. Ms. McPherson stated that the rezoning may have been a result of a "blanket" rezoning when the Urban Service District was established and expanded to the east. Staff, at that time, was aware there was hills and trees in the general area, even though this area is not. Later, the intent of the Rle was changed through an ordinance amendment. She questioned whether the 20,000 square foot lot requirement would have been appropriate at any time. 5. Business Park Design Standards Add text. Adjournment There being no further business, COMMISSIONER BAKER MOVED TO ADJOURN THE MEETING. COMMISSIONER MESICH SECONDED THE MOTION. THE MOTION CARRIED 6-0. The meeting of the Elk River Planning Commission adjourned at 10:08 p.m. Respectfully submitted, Debbie Huebner Recording Secretary ,/ GRAPHIC scALE /'1 . _ _~- _.~ - -- ~- - - PRELIMINARY pLAT LA KE FIELDS ~ ~ '". ~ KLIEVER ----- ~ ~t ~~ / ~1 OU~OT C , ~ ~, ., ~ ~ ,.~. _ ~T~-- ~-~ ~- ~-.D.~. ........... ~ ......... ~ ~ ~X.~ ~ ~ ~~ ...... ~= ...... ~. ~ '~ / _~ ~--~ . __~,_ _- / .... ~--~)- -~ -- / -- ~ ., _~/ '. ~~ ~ ~ -~-- CSAH 12 ...... 181ST AVEI~tUF NW__ ?" I~ ~[~'~ ~ G .... -' l~ -/, ~ : :o , "..-'" ~ ~ :*' ~'' .1[ ' s~-~._~l ~u ' -'-/- L '- ~, , ,, --~: ........... : ,=~ .... ~m . ~: , !1 :~ :-7:, , ,, .. .,...-- .~ -:~ ~.. I j: ,' ............. ., :, : · / ' ~,. , r:' : '~i .,_ ......... '; 7 i :I < ~ ! ..~, / ~..~ .~. ~ :-~; ............ ,t/' '",, ,' '" " ~ '~ . ::illi ........ ~ - ~' '~, / , ~ ~- ~".,~..-',~ . "-. ::2 · ,,: ,,,, ~~._.___ ~,.., ' ,. .., ? ~ ,, . ?.... ,, ~, . .!, , / ~~/~"lll/ll i ~ , ;,,~--~.~ ~.,~_~.~.~ i ,,, I~tlll//..," ~ ~ _-..~___~~, ~ : ~,', ~ ..... i ,'"~~, " '~/],/': //~: ~':.~' . ' ' -----',~--~,-' ,- i ! '""~-:'~ / ~'~-------~-_~, ~ vi,, '1~1,, I~! ' - : '--------~--'-'lYg f ,.::~? ,ti[ ~ .............. ~~..:>-----=, , ,, .-- ~ ~. <,.~, . _ ...... DATE RECEIVED TITLE PRELIMINARY o~,'n GOLD NUGGET ~O.~CT KLIEVER LAKE FIELDS 8~7 ZEA~NO A~NUE NORTH SI~ AND UTILITY PLAN 8ROmLm PARK. MINNESOTA 55445 ELK RI~R 4, S~EETS I FENCE DETAIL NO SCALE VINYL PRIVACY FENCE WITH .3.5" PICKETS S,°ACED 2" APART. 4"X4" POSTS SET 6-8' ON CENTER PLANT SCHEDULE K~:Y COMMON/BOTANICAL NAMES SiZE/ROOT SF MF ~°ER N~S M~/A~ ~M ~ ~ ~ ~ 12 -- HO N~WAY H~/A~ ~T~S 2" ~ 37 12 2~ ~ ~ ~ U IN TA 27 ?g REOUlRn'~ 1REES IN MUL'n-~'AMILY (Mir): 41K (I~,RIME~R)/40-,IO~ I 50'~ O9~-.RSTORY, 25X (~NAM~TAI., 2~ ~ I EOUIRED TR~ES IN ~"~GI,.E FAM[Y ($F): t F'R~NT YARD ~ 1 8C'~'~ ~ 2 .,~DOITI,l:e~,N. ~ 0~1 CORNER LOTS-244 ,~'ERmp[RIME'I[R SC~FFNING ABOVE REQUIRED NUMBER ?~IE[ T TITLE PRELIMINARY LANDSCAPE PLAN GRAI~IUC ~CM,~ IN PROJECT OWNER GOLD NUGGET DEVELOPMENT ELK RIVER LANDSCAPE NOTES DECIDUOUS TREE PLANTIN(:; DETAIL CONIFER TREE PLANTING DETAIL ='.--:=. ~ 4