HomeMy WebLinkAboutItem 17 - CC Item 16 Village Preserve Sketch Plan 7-15-14PLANNING COMMISSION
DATE: 6/30/14
AGENDA ITEM: 5A – BUSINESS ITEM
CASE # 2014-36
ITEM: Village Preserve South - Sketch Plan Review
SUBMITTED BY: Nick Johnson, City Planner
REVIEWED BY: Kyle Klatt, Community Development Director
Jack Griffin, City Engineer
Ann Pung-Terwedo, Washington County
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to review a Sketch Plan for a proposed residential
subdivision within the Village Planning Area submitted by GWSA Land Development, LLC. The
proposed subdivision would be located in the southeastern portion of the Village located immediately
north of 30th Street and immediately west of Manning Avenue (CSAH 15). The Sketch Plan includes 104 single-family residential homes on a total site area of approximately 64 acres. Because this is a
Sketch Plan review, there is no formal action required by the Planning Commission.
GENERAL INFORMATION
Applicant: GWSA Land Development, LLC (Craig Allen); 10850 Old County Road 15,
Suite 200, Plymouth, MN 55441
Property Owners: Schiltgen Farms, Inc.; 10880 Stillwater Blvd. N., Lake Elmo, MN 55042 and Mark Holliday; PO Box 243, Lake Elmo, MN 55042
Location: Part of Sections 13, Township 29 North, Range 21 West in Lake Elmo, north of
30th Street and immediately west of Manning Avenue (CSAH 15). PID Numbers:
13.029.21.43.0004 and 13.029.21.44.0002.
Request: Sketch Plan Review
Existing Land Use: Agriculture
Existing Zoning: RT – Rural Transitional Zoning
Surrounding Land Use: North – vacant/agricultural land, planned for Easton Village single family residential subdivision; west – Reid Park and Rural Single Family parcels; south – Heritage Farm open space preservation (OP)
subdivision; east – Lake Elmo Airport.
Surrounding Zoning: RT – Rural Development Transitional; OP – Open Space Preservation; PF – Public Facilities
Comprehensive Plan: Village Urban Low Density Residential (1.5 – 2.49 units per acre) and
Rural Area Development
BUSINESS ITEM 5A
2
Proposed Zoning: LDR – Urban Low Density Residential
History: Property was included in Village Planning Area boundary and municipal sewer
service area as defined in the 2013 Village Land Use Plan. Site has historically been
used for faming activities, including the growing of agricultural crops.
Deadline for Action: N/A – No action required by City Applicable Regulations: Article 10 – Urban Residential Districts (LDR)
REQUEST DETAILS
The City of Lake Elmo is in receipt of a Sketch Plan from GWSA Land Development, LLC related to a proposed residential subdivision that would be located within the southeastern portion of the
Village Planning Area as defined in the Comprehensive Plan. This subdivision represents the fourth
proposed sewered project within the Village Planning Area. The applicant is proposing to construct
104 single family homes as part of the project, all of which would be located immediately west of Manning Avenue (CSAH 15) and immediately north of 30th Street.
The Lake Elmo Subdivision Ordinance specifies that as part of the pre-application process for a new
subdivision, the applicant must first submit a Sketch Plan for review by the Planning Commission.
The Ordinance notes that the purpose of the Sketch Plan review is as follows:
Sketch plan. In order to ensure that all applicants are informed of the procedural requirements and minimum standards of this chapter and the requirements or limitations imposed by other city ordinances or plans, prior to the development of a preliminary plat, the
subdivider shall meet with the Planning Commission and prepare a sketch plan which
explains or illustrates the proposed subdivision and its purpose. The Planning Commission shall accept the information received, but take no formal or informal action which could be construed as approval or denial of the proposed plat.
Based on this wording, the Planning Commission is not being asked to take any formal action as part
of its review other than to accept the information received. Staff has completed an internal review of the Sketch Plan, and general comments from Staff are included in this memorandum and applicable attachment.
BACKGROUND
The proposed Sketch Plan is located within the Village Planning Area and is therefore located within
the one of the City’s sewer service areas. The Comprehensive Plan guides this area as Village Urban
Low Density Residential (V-LDR) at a density of 1.5 to 2.49 units per acre, and Rural Area Development (RAD). It is important to note that in connection with the submitted Sketch Plan, the applicant had requested a Comprehensive Plan Amendment for the property owned by Mark
Holliday along 30th Street. The proposed Comp Plan Amendment would change the land use
guidance of the Holliday parcel (PID 13.029.21.44.0002) from Rural Area Development (RAD) to
Village Urban Low Density Residential (V-LDR). In order for the proposed residential subdivision to move forward as shown in the Sketch Plan, the requested Comprehensive Plan Amendment would
need to be approved.
BUSINESS ITEM 5A
3
The applicant is proposing to build 104 homes over a land area of +/- 63.6 acres, which results in a
gross project density of approximately 1.6 units per acre. The applicants have also submitted a net
density calculation of 2.09 units per acre, which would falls within the guidance range of the City’s
Comprehensive Plan for the Village Urban Low Density Residential (V-LDR) land use category. Given its location within the Village Planning Area, it should be noted that the project falls under the scope of the AUAR Mitigation Plan, and the components of this plan that may be relevant to the
applicant’s project must be addressed at the preliminary platting stage. Staff has provided comments
where appropriate in the following section to identify elements of the plan that will need to be further
addressed before a submission of a preliminary plat.
The applicant’s submission to the City includes the following components:
• Sketch Plan Narrative. The attached narrative includes a general overview of the project
with additional details concerning site analysis, the proposed density, zoning, streets and
trails, utilities, landscaping and other elements associated with the project.
• Sketch Plan. The Sketch Plan includes a proposed configuration of roads, lots, storm water facilities and pedestrian facilities on the applicant’s site. Per the submitted narrative, all
parcels and roads have been designed to confirm to the City’s standards and ordinances. The
general lot sizes of a 65-foot minimum width lot meets the City’s requirements for the LDR –
Urban Low Density Residential zoning district, and the 28-foot streets w/60-foot rights-of-way conform to the City’s standard for urban residential local roads.
The Staff review comments that follow are all based on conducting a very high level review of the
Sketch Plan since there is not a lot of detailed information that is required at this stage in the
subdivision process. Staff has instead focused on the bigger picture items and those things that would otherwise not allow the development to move forward if they contrasted with elements from the Comprehensive Plan, Village AUAR Mitigation Plan, or the City Code.
STAFF REVIEW COMMENTS:
Staff has reviewed the proposed Sketch Plan and provided comments in the following areas:
• Land Use: The proposed Sketch Plan does not currently conform to the City’s Land Use
Plan, as the Holliday parcel is currently guided for Rural Area Development (RAD). The applicant has submitted a Comprehensive Plan Amendment request to change the land use
guidance of the property from RAD to V-LDR. To consider this request, a public hearing
will be held on the June 30th meeting in advance of the review of the Sketch Plan. This
request is chiefly related to the need to achieve access to 30th Street through the Holliday parcel via the planned Village Parkway minor collector road. As the proposed minor collector road is critical to distributing projected traffic associated with growth on the eastern side of
the Village, Staff finds strong merit in the request and is recommending approval of the
Comprehensive Plan Amendment.
• Village Land Use Plan: In adopting the Village Land Use Plan, the City identified various goals related to the growth of the Village Area. The Sketch Plan achieves the following goals of the Village Land Use Plan:
o Create a walkable, viable community with a distinct center: Fostering connections
between the residential areas to the core or mixed-use area is of critical importance
with regards to the Village Land Use Plan. The Sketch Plan includes a north-south
BUSINESS ITEM 5A
4
trail along Village Parkway, which is planned to provide access to downtown Lake
Elmo via the extension of 36th Street to the parkway in the area north of the railroad
tracks. In addition to the Village Parkway trail, the Sketch Plan includes a trail
connection in the southwest portion of the development heading towards a likely expansion of Reid Park, which would allow the residents of the subdivision to access the park by foot or bicycle.
o Provide for the recreational needs of the new neighborhoods while building on
existing facilities and accommodating the need for community-wide recreation
facilities: As part of the proposed subdivision, the applicant is proposing to dedicate a significant amount of land along the eastern edge of Reid Park. This would allow for
a substantial expansion of the park, adding a great amount of value to the facility.
The land that is proposed to be dedicated is identified in the AUAR as ecologically
sensitive. Dedicating the land as an expansion of Reid Park includes definite community-wide benefits, as programming or facilities at Reid Park could be
expanded to provide increased recreational opportunity in the Village Area. In
addition, the Village Land Use Plan calls for trail connections to Reid Park from the
surrounding residential neighborhoods. The submitted Sketch Plan achieves these goals specified in the Comprehensive Plan.
• Lake Elmo Theming Study. In the narrative for the Sketch Plan, the applicant notes that landscaping, monuments and other furnishings will be designed to conform to the Lake Elmo
Branding and Theming Study. Staff is encouraged that the applicants is committed to
incorporating the various elements from the Theming Study, as it should add to the sense of
place that is desired for the Village Area. As the applicant prepares Preliminary Plans for the proposed subdivision, staff would recommend that these various Theming elements be
included in the proposed plans.
• Density: The submitted Sketch Plan includes calculations for both the gross and net density
figures, and the provided net density calculation of 2.09 units per acre falls within the
allowed range of the Village Urban Low Density land use category (1.5 - 2.49 units per acre).
• Zoning. The City has adopted urban development districts, including the Urban Low Density Residential (LDR) zoning district. The Sketch Plan has been designed to comply
with the LDR district standards in regards to lot area, setbacks, and other dimensional
standards. The application does not include an average lot area, but does note that 60 of the
proposed lots are 65 feet in width, 4 lots are 75 feet in width, and 40 lots are at least 81 feet in width or larger. Staff would recommend that the City rezone the applicant’s site to LDR at the time of Preliminary Plat approval.
• Parks and Open Space. As part of the Village Preserve South subdivision, the applicants are
proposing to dedicate +/- 15.77 acres of land adjacent to Reid Park. This dedication would
provide a significant expansion of Reid Park, allowing for additional recreational uses or activities. While reviewing a separate development application from GWSA Land Development, LLC for a parcel in the northern portion of the Village Planning Area, the Park
Commission reviewed the proposal to expand Reid Park on March 17, 2014 and were
supportive of the proposal.
• Sidewalks and Trails. The submitted Sketch Plan includes sidewalks on one side of all local residential streets, which is consistent with City standards for single family residential subdivisions. In addition, the Sketch Plan includes two proposed local trails. The first trail
BUSINESS ITEM 5A
5
provides north-south circulation along the proposed minor collector road Village Parkway.
The trail along the collector road in the eastern portion of the Village is critical to providing
pedestrian connection to downtown Lake Elmo. The second proposed trail is located in the
western portion of the proposed subdivision and connects the residential subdivision to the proposed expansion of Reid Park. This connection will allow direct access to recreational opportunities for proposed subdivision. For all the trails in the proposed subdivision, the
applicants are proposing a design of a bituminous trail of 8.5 feet in width, which is
consistent with City standards.
• Public Utilities. The applicant will be responsible for extending water and sewer service throughout the development. In terms of sanitary sewer, service will need to be extended from the existing location of the City’s sanitary sewer lift station east of Reid Park. Access to
sanitary sewer is being obtained as part of a broader project to extend sanitary sewer all the
way to the north through 39th Street north of Trunk Highway 5. According to the Sketch Plan,
the Village Preserve South development will be gaining access to sewer from the north through the Easton Village proposed residential subdivision. In terms of water service,
existing watermain is currently located in 30th Street within close proximity to the location of
the sewer lift station. Along with sewer, water will need to be extended to the proposed
subdivision. The applicant are proposing to bring water service into the development at the location of the proposed trail connection in the western portion of the subdivision.
• Private Utilities. It should be noted that a Northern Natural Gas pipeline is located on the
western edge of the proposed single family subdivision. The easement in which the pipeline
is located does impact a portion of the rear yards of 7 residential lots on the western edge of
the development. Any work within these areas will require the permission of the easement-holder.
• Landscaping. The applicant has not provided any details concerning landscaping for the site, which must be submitted at the time of Preliminary Plat submission. One recommendation
that Staff would make with regards to the landscape plan is to install coniferous or evergreen
trees along segments of Manning Avenue to serve as a year-round screen and mitigate noise
and traffic. Also, the applicant may need to submit a tree preservation and protection plan as part of this application depending on the impact to existing trees on the site. As the impacted
portion of the site is open agricultural fields and contains few trees, the applicant may only
need to submit a Woodland Evaluation Report if there are no impact to existing trees.
• Streets. The Sketch Plan includes residential streets with 60’ rights-of-way and 28’ streets,
back of curb to back of curb. This design is consistent with the City standard for local residential streets, and would allow for parking on both sides of the street while maintaining safe traffic circulation and emergency vehicle access. It should be noted that no longer cul-
de-sacs are being proposed as part of the subdivision. However, a small cul-de-sac with 4
larger residential lots is planned in the southern portion of the subdivision directly off the minor collector road. Given that Village Parkway is residential collector with low design speed (35mph), it is likely that the design will work. However, staff would like to study the
design of the intersection at the cul-de-sac in greater detail. In terms of the design of the
Village Parkway minor collector road, the proposed design shown in the Sketch Plan is
consistent with the City’s typical section (Attachment #5).
• Access. The applicants are proposing to have the main access for the development come off of 30th Street via Village Parkway. The design and location of the proposed minor collector
road is consistent with the City’s Transportation Plan. The County has reviewed the Sketch
BUSINESS ITEM 5A
6
Plan (see Attachment #7) and noted that the proposed access to 30th St. is acceptable to the
County, stating that 30th St. will provide sub-regional connection to both Manning Ave.
(CSAH 15) and Lake Elmo Ave. (CSAH 17). In addition to access at 30th St. via Village
Parkway, it should also be noted that there is an additional planned access to Manning Ave. in the southeast corner of the proposed Easton Village subdivision. This access could serve as a secondary access to Manning Avenue. However, City staff and Washington County are
studying the needed improvements of this proposed intersection, as well as whether this
intersection should be permanent or temporary.
• Environmental Review. The proposed subdivision is located within the area covered by the Village Alternative Urban Area-wide Review (AUAR). As such, the City and the applicants will need to comply with the AUAR Mitigation plan that was adopted with the Final AUAR.
The most critical elements of the Mitigation Plan that must be addressed include the
following:
o Storm Water Management. The storm water management plan for the development will need to meet the AUAR requirements in addition to City ordinances and Valley
Branch Watershed District standards.
o Natural Resource Areas. Preservation of the primary ecological areas is encouraged
as noted above.
o Transportation. The developer is not proposing any streets or connections that are inconsistent with the AUAR. As the Village continues to develop, the City will need
to consider the broader transportation network to ensure that needed improvements
are being made.
• City Engineer Review. The City Engineer’s review comments are found in Attachment #6. The Engineer did note that the storm water management plan would need to be consistent with City and Valley Branch Watershed District standards. In addition, the Engineer provides
analysis of the proposed access spacing for the minor collector road, noting that after
additional review, the proposed spacing is acceptable to staff.
• Subdivision Review Process. In order to proceed with the subdivision of the land included in
the Sketch Plan, the applicant will need to next prepare a Preliminary Plat application. At the Preliminary Plat stage, there is much more information required as part of the submission
process, which also requires a public hearing. GWSA Land Development, LLC has indicated
that they would like to proceed with the submission of a Preliminary Plat application in late
summer/early fall of 2014.
RECCOMENDATION:
Staff is recommending that the Planning Commission accept the Sketch Plan provided by GWSA Land Development, LLC for a 104 unit single family residential development that would be located
within the Village Planning Area.
ATTACHMENTS:
1. Location Map 2. Application Form
3. Sketch Plan Narrative
BUSINESS ITEM 5A
7
4. Village Preserve South Sketch Plan
5. Village Parkway Typical Section
6. City Engineer Review Memorandum, dated 6/27/14
7. Washington County Review Letter, dated 6/24/14
ORDER OF BUSINESS:
- Introduction ....................................................... Community Development Director
- Report by Staff ..................................................................................... City Planner
- Questions from the Commission ............................ Chair & Commission Members
- Discussion by the Commission .............................. Chair & Commission Members
BUSINESS ITEM 5A
Source: Esri, DigitalGlobe, GeoEye, i-cubed, USDA, USGS, AEX, Getmapping,
Aerogrid, IGN, IGP, swisstopo, and the GIS User Community
Data Scource: Washington County, MN6-23-2014
Location Map: Village Preserve South Sketch Plan
KManning Ave. N.30th St. N.
0 500 1,000250 Feet
1"=500'
Village Preserve SouthPIDs: 13.029.21.44.0002 13.029.21.43.0004
ReidPark
Legion Ave. N.Heritage Farm
- 1 –
6/17/2014
VILLAGE PRESERVE SOUTH
(Schiltgen Parcel E and Holliday Parcel)
Sketch Plan Narrative
June 16, 2014
Developer Introduction:
GWSA LAND DEVELOPMENT, LLC.
Craig Allen
10850 Old County Road 15
Suite 200
Lake Elmo, Minnesota 55441
Telephone: 952-270-4473
Email: craig@gonyeacompany.com
The developer is proposing a community of 104 single family homes on +/- 63.6 acres of land
located on the west side of Manning Avenue North (CASH15), north of 30th Street North. The
Schiltgen parcel and the Holliday parcel comprise the 63.6 acres of land. This proposed
residential development will consist of higher end single family homes. It is anticipated that
these homes will range in price from $400,000 to $650,000. The development is located in an
area of Lake Elmo with easy access to the transportation system. This will provide the future
home owners a secluded place to live that is located within minutes of all the amenities Lake
Elmo has to offer with the regional facilities of the larger metropolitan area.
- 2 –
6/17/2014
“VILLAGE PRESERVE SOUTH”
The project is anticipated to be constructed in two phases, of 50-60 lots per phase. The primary
access is the proposed Village Parkway from 30th Street North. Over 15.7 acres of land is
proposed to be dedicated as parkland to add to the existing Reid Park. A trail connection to the
park area is proposed in the southwest corner. Over seventy five percent of the homes in the
community will have a walkout basement. The project is located within the Stillwater School
District #834.
Development Team:
Civil Engineering, Surveying & Land Planning
Sathre-Bergquist, Inc.
Robert S. Molstad, P.E.
David B. Pemberton, P.L.S.
150 South Broadway
Wayzata, Minnesota 55391
Telephone: 952-476-6000
Facsimile: 952-476-0104
Email: molstad@sathre.com
Email: pemberton@sathre.com
Wetland & Biological Sciences
Kjolhaug Environmental Services
Melissa Barrett
26105 Wild Rose Lane
Shorewood, MN 55331
Telephone: 952-401-8757
Email: Melissa@kjolhaugenv.com
Soil Sciences
Haugo GeoTechnical Services
Paul Haugo
13570 Grove Drive #278
Maple Grove, MN 55311
Telephone: (612) 554-4829
Email: p.haugo@gmail.com
Property Ownership:
Per Schedule A of Title Commitment No. HB-26627A (northerly property)
The North 50 acres of the South Half of the Southeast Quarter of Section 13, Township 29 North,
Range 21 West, Washington County, Minnesota, except that part which lies easterly of the
following described line:
- 3 –
6/17/2014
Commencing at the southeast corner of said Southeast Quarter; thence South 88 degrees 45
minutes 30 seconds West along the South line of said Southeast Quarter, 159.73 feet (bearings are
based on the Washington County Coordinate System); thence North 01 degree 14 minutes 30
seconds West, 33 feet, thence North 43 degrees 59 minutes 50 seconds East, 142.10 feet to the
point of beginning of the line to be described; thence North 00 degrees 45 minutes 51 seconds
West, 1188.14 feet to said North line of said South Half of the Southeast Quarter and said line
there terminating.
Abstract Property.
Per Schedule A of Title Commitment No. HB-26880 (southerly property)
The South 498.6 feet of the South Half of the Southeast Quarter (S1/2 of SE1/4); Section Thirteen
(13),Township Twenty Nine North (29N.), Range Twenty-one West (21W.); except the West
1273.0 feet of the South Half of the Southeast Quarter of said Section Thirteen (13). And
excepting therefrom that portion of the above tract conveyed to the County of Washington by that
certain Quit Claim Deed dated March 30, 1987, and filed of record in the Office of the
Washington County Recorder on April 2, 1987 as Document No. 535377.
Abstract Property.
Comprehensive Plan, Zoning, Density, & Variances:
The Existing Land Use is classified as Rural Area Development. The planned Land Use is
Village Urban Medium Density. On the Village Land Use Plan, the project site is classified as
Village Urban Medium Density (V-MDR). The attached sketch plan shows 104 single family lots
that are a minimum width of 65 feet. There are 60 lots that are in the 65’ lot width, 4 lots in the
75’ lot width, and 40 lots that are 81’ in width. The smallest lot area is L36 (65’) – 8,342 sf and
the largest lot area is L15 (81’) at 22,232 sf, with an average lot area of 11,828 for the entire
project.
Lake Elmo Zoning:
The site consists of the Schiltgen parcel +/- 49 acres and the Holliday parcel +/- 14.8 acres. Both
parcels are currently zoned RT. The Holliday parcel is currently planned as a Rural Area
Development (RAD) and would need to be revised, by a comprehensive plan amendment to
Village Urban Low Density (V-LDR) to match the Schiltgen parcel. The LDR district has the
following requirements:
V-LDR District
1.5 – 2.5 units per acre
Minimum Lot Area – 8,000 square feet
Minimum Width – 60 feet
Front Yard Setback – 25 feet
Side Yard Setback – 5 feet to garage and 10 feet to living space
Corner Yard Setback – 15 feet
- 4 –
6/17/2014
Rear Yard Setback – 20 feet
Density:
Gross Site Area: 66.55 acres
Gross Density = 104/66.55 = 1.56 units per acre
Wetland Area: 0.40 acres (Not included in density calc.)
ROW: 0.91 acres
Proposed Park Area: 15.77 acres
Net Area: 66.55-0.91-15.77 = 49.87 acres
Net Density = 104/49.87 = 2.09 units per acre
Variances – No variances are proposed.
Site Analysis:
The site is currently being used for agricultural purposes. Please refer to the ALTA Survey and
the aerial photos. Utility service, sanitary sewer will be provided to the site as part of the
proposed Trunk Sanitary Sewer project that will extend sewer service from the new lift station at
Reid Park, north to the Site, the current plan is to provide sanitary sewer from the stub in the
proposed Village Parkway, from the Easton Village project. A 12” trunk watermain will be
installed with the proposed trunk sanitary sewer system that will provide a watermain connection
for the proposed development. Storm water will be managed and outlet from the site in
accordance with the City and Watershed requirements. The proposed stormwater plan would
outlet with a new storm sewer pipe down the west side of Manning Avenue North to the culvert
about 850 feet south of 30th Street North. The site is within the Valley Branch Watershed
District. Minor utilities (gas, electric, phone, and TV) will need to be extended to service the site.
The topography of the site is relatively flat on most of the site, 914 to 926 for the proposed
development area. The proposed park area drops in elevation from 926 to +/- 892.
There are two existing wetlands on the site, both wetlands are within the proposed park area and
no impacts are proposed by the residential development.
The USDA Soil Survey of the project site indicates Antigo Silt Loams, Campia Silt Loams, and
Mahtomedi Loamy Sand. The soils that are present consist of mostly moderately well drained
loams and sandy loams with a moderate permeability.
Street Design:
“Village Preserve South” proposes a north south parkway (Village Parkway), the parkway will be
32’ B-B within an 80’ ROW. The other public streets within the project would be 28’ B-B, with
a sidewalk along one side of the street, within a 60’ ROW. The cul-de-sacs will have a 44’
Radius to the back of curb. All streets will be constructed to the City of Lake Elmo standard
street section.
- 5 –
6/17/2014
Utility Services:
City sanitary sewer and watermain will need to be extended to the site, please see the notes
above.
Traffic:
“Village Preserve South” proposes one primary access point (Village Parkway) off of 30th Street
North.
Traffic Generation – (anticipate 10 trips per day per home site)
104 Lots = 1,040 trips per day
Trail System:
Six-foot concrete sidewalks are proposed along residential streets within the site. In addition,
there are 8.5 foot trails proposed to promote neighborhood connectivity.
Landscape Plan, Monuments, & Entrance:
This development will have a parkway access from 30th Street North. Many of the lots will have
pond views or overlook views, due to the site topography. The stormwater ponds and treatment
areas will have landscaping to create unique water treatment facilities for the proposed project. A
custom entry monument may be designed and constructed at the proposed entrance. This will
create a sense of luxury and livability for the new single family residents, while providing safer
access to the site. Landscaping, monuments and other furnishings will be designed to conform to
the Lake Elmo Branding and Theming Study.
Homeowner’s Association and Restrictive Covenants:
The developer will prepare restrictive covenants and standards that will apply to this 104 lot
project. The restrictive covenants will be tailored to the developer’s vision of the project. Each
home will be required to meet the specifics of building types, landscaping, and overall goals of
the development.
A master HOA will be created for the “Village Preserve South” project. This association will be
in charge of the monumentation, entrance, landscaping, and infiltration basins. The HOA will
also be responsible for maintenance issues within the subdivision. These may include special
landscaping, mailboxes, signage, and other common elements.
JANUARY 2014
VILLAGE PARKWAY COLLECTOR DESIGN GUIDELINES
Village Parkway will serve as a neighborhood collector for the new development in the southeastern Village
area, essentially becoming the primary access in and out of the future neighborhoods. Having increased
mobility from a typical residential street will be necessary to accommodate the new growth while providing
additional access and circulation into and out of the Village Downtown. Between State Highway 5 and the UP
Railroad, Village Parkway will provide parking along one or both sides of the street to accommodate the mixed
use development planned for the west side of the collector road. South of the UP Railroad, no parking
provisions will be accommodated.
The quality of the street and its connections are critically important. The purpose of the proposed street
standards are to 1) improve the function and appearance of the street, 2) encourage pedestrian and bicycle
use, and 3) reduce the potential for speeding.
2030 PROJECTED ADT = 5,800 [Transportation Plan]. 4‐lane road not required in foreseeable future.
STATE AID URBAN DESIGN [8820.9936] – Collector with ADT < 10,000; 35 mph design speed.
TYPICAL SECTION
Minimum R/W = 80 feet. PLUS 10‐ft utility easements /clear zones on each side of the street.
Two‐lane Parkway design with no center median, except at intersections.
Trough Lanes = 14 feet wide from centerline‐face of curb, with 2‐foot curb reaction zones.
With Median, curb reaction zone = 1 foot on either side.
Pavement Section = minimum 10 ton design.
No on street parking south of UP Railroad.
Parking on one side required north of UP Railroad. R/W with parking ‐ add 10 feet.
Minimum parking lane width = 10 feet.
No super elevation. Maintain 2.0% cross slopes on curves.
Minimum horizontal curvature is 454 feet.
ACCESS SPACING AND INTERSECTION REQUIREMENTS
Residential driveways prohibited.
Commercial driveways, non‐continuous streets, and continuous local streets every 660 feet.
Collector streets every 1,320 feet. Arterial streets every 2,640 feet.
Northbound left and right turn lanes required at 36th Street North.
AMENITIES
East side Bituminous Trail = 8 foot minimum with 5 foot clear zone.
West side Concrete Sidewalk = 6 foot minimum with 2 foot clear zone.
Landscaping elements:
Boulevards at 7‐ft from face of curb [boulevard trees, deciduous trees = 2.5" cal in. minimum +
ornamental trees = 1.5" cal in. minimum. Tree spacing = 75 feet on both sides.
Landscape Berms, 3 to 5 feet in height, between residential property and street R/W.
Site Irrigation.
Theming Elements:
Street Lights ‐25 ft. poles @ 250 ft. spacing [Xcel Energy ‐ 'Evans' Lamp].
Ornamental Street Lights – 15 ft. poles @ intersections [Xcel Energy ‐ 'Acorn' Lamp].
Banner Poles at primary gateway intersections.
White post & rail fencing along important arterial streets.
H:\Projects\8132\CAD_BIM\Graphics\8132_gr02.dgn1/30/2014
Job #8132
Village Parkway Collector Typical Sections
Figure 2
THRU
8.0'
2.5%2.5%2.5%
2.0%
16.0'12.0'
THRU
10.0'14.0'14.0'
WALK
(W/ TREES)
BLVD PARKING
2.0%
10.0'
(W/ TREES)
BLVD
10.0'
EASEMENT
UTILITY
BLDG
BLVD
6.0'
4.0%
TRAIL
4.0%
7.0'
4.0%
5.0'
B624 C&G B624 C&G
NORTH OF RAILROAD TRACKS
VILLAGE PARKWAY COLLECTOR
90.0'
RIGHT-OF-WAY
LCVILLAGE PKWY
LC RIGHT OF WAY
PARKING ONE SIDE
1.5' CLEAR ZONE
2.0'
REACTION
CURB
1.5' CLEAR ZONE
2.0'
CLEAR ZONE
100.0'
RIGHT-OF-WAY
THRU
8.0'
2.5%2.5%2.5%2.5%
B624 C&G B624 C&G
2.0%
10.0'
PARKING
12.0'12.0'
THRU
10.0'14.0'14.0'
WALK
(W/ TREES)
BLVD PARKING
2.0%
(W/ TREES)
BLVD
10.0'BLDG
NORTH OF RAILROAD TRACKS
TRAIL
VILLAGE PARKWAY COLLECTOR
LCVILLAGE PKWY
LC RIGHT OF WAY
4.0%
7.0'
4.0%
4.0'
UTILITY
8.0'
PARKING BOTH SIDES
1.5' CLEAR ZONE
2.0'
REACTION
CURB
1.5' CLEAR ZONE
2.0'
CLEAR ZONE
THRU
8.0'
2.5%2.5%
16.0'16.0'
THRU
2.0%
10.0'
(W/ TREES)
BLVD
10.0'
EASEMENT
UTILITYBLVD
6.0'
4.0%
WALK
6.0'
2.0%
12.0'
(W/ TREES)
BLVD
10.0'
EASEMENT
UTILITY BLVD
6.0'
4.0%
TRAIL
4.0%4.0%
7.0'
SOUTH OF RAILROAD TRACKS
VILLAGE PARKWAY COLLECTOR
B624 C&G B624 C&G
80.0'
RIGHT-OF-WAY
LCRIGHT OF WAY
LCVILLAGE PKWY
5.0'
NO PARKING
2.0'
REACTION
CURB
1.5' CLEAR ZONE
REACTION
CURB
1.5' CLEAR ZONE
2.0'
2.0'
CLEAR ZONE
PAGE 1 of 2
MEMORANDUM
Date: June 27, 2014
To: Kyle Klatt, Planning Director Re: Gonyea Shiltgen Farms – Parcel E
Cc: Nick Johnson, City Planner Informal Concept Plan Review
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the GWSA Land Development – Shiltgren Parcel E. A Sketch Plan
submittal was received on June 17, 2014. The submittal consisted of the following documentation prepared by
Sathre‐Bergquist, Inc.:
Sketch Plans dated June 16, 2014.
Village Preserve South Sketch Plan Narrative, dated June 16, 2014.
We have the following review comments:
MUNICIPAL WATER SUPPLY
Municipal water supply is available at the Reid Park lift station site and along 30th Street N. Connections to
both locations will be required and have been shown on the Sketch Plans.
Watermain stubs to adjacent property and pipe oversizing will continue to be reviewed by City staff as the
development progresses forward and oversizing routes may need to be changed as part of the final
construction plans. Watermain oversizing is paid by the City as a reimbursement addressed within the
development agreement.
MUNICIPAL SANITARY SEWER
Municipal sanitary sewer is available at the Reid Park lift station site. The applicant is responsible to
extend the municipal sanitary sewer to the development site at developers cost. We understand that the
developer is pursuing a trunk sanitary sewer extension project in conjunction with the adjacent property
owners.
Sanitary sewer pipe stubs to adjacent property and pipe oversizing will continue to be reviewed by City
staff as the development progresses forward. Revisions may need to be incorporated as part of the final
construction plans. Sewer pipe oversizing has been accounted for through the Village East Trunk Sanitary
Sewer project. Therefore, the sewer pipe oversizing must be installed at no cost to the City.
STORMWATER MANAGEMENT: Stormwater Management for this development will be a critical design issue.
The site plan is dependent upon and subject to a storm water management plan meeting State, VBWD
and City rules and regulations. Storm water facilities proposed as part of the site plan to meet VBWD
permitting requirements must be constructed in accordance with the City Engineering Design Standards
Manual available on the City website.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4283
PAGE 2 of 2
The general drainage system should mimic the natural topography of the site in order to ensure a
drainage system that provides positive storm water drainage across the development. The proposed
drainage plan appears to create three landlocked storm water ponds. Overland emergency overflows or
outlets will need to be incorporated as part of the site plan.
The proposed site plan does not appear to provide infiltration basins as required to meet State and
watershed infiltration requirements.
The storm sewer system shall be designed to maintain the City standard minimum pipe cover of 3.5 feet.
Drain tile is required as part of the City standard street section at all localized low points in the street.
Drain tile considerations may impact the storm sewer design and depth requirements at low points.
The utilmate discharge rate and location will be an important consideration to avoid negative impacts to
downstream properties south of 30th Street. The storm water management plan will need to address
changes to the downstream drainage system to the extent alterations are proposed.
It appears that all storm water facilities have been placed in Outlots. These Outlots will need to be deeded
to the City for maintenance purposes. The Stormwater facility Outlots must fully incorporate the 100‐year
HWL and maintenance access roads.
Preservation of the 30th Street R/W will be important to the City for any future 30th Street improvements.
As the plan moves through the process it will be important to keep the storm water facilities from
encroaching upon the R/W of 30th Street.
RESIDENTIAL STREETS
All streets must be designed to meet the City’s Engineering Design Standards including R/W width, street
width and cul‐de‐sac radii. The plans appear to substantially conform to this requirement.
The cul‐de‐sac intersecting Village Parkway near 30th Street appears to provide driveway access to the
four adjacent properties such that direct access is not to Village Parkway. As the development progresses
through the process staff will continue to review the geometrics for this intersection.
VILLAGE PARKWAY (NEIGHBORHOOD COLLECTOR STREET)
Village Parkway will serve as a neighborhood collector for the new development in the southeastern
Village area, essentially becoming the primary access in and out of the future neighborhoods. Obtaining
increased mobility from a typical residential street will be necessary to accommodate the new growth
while providing additional access and circulation into and out of the Village Downtown. Between State
Highway 5 and the UP Railroad, Village Parkway will provide parking along one or both sides of the street
to accommodate the mixed use development planned for the west side of the collector road. South of the
UP Railroad the street will be posted as “No Parking”.
Village Parkway must be constructed according to the Village Parkway design standards and typical
section as prepared by City staff. The street design must also meet Municipal State Aid design standards
for an urban collector with ADT < 10,000; 35 mph design speed. The projected 2030 ADT is 5,800.
Right and left turn lanes are required at 30th Street when the Village Parkway intersection is constructed.
The access management guidelines for Village Parkway must be established by the City and carefully
planned out along its entire corridor from 30th Street to State Highway 5.
The current Comprehensive Transportation Plan requires a minimum 1/8 mile (660 feet) access
spacing requirement for new developments. After additional research, engineering believes this
to be a good standard to follow and should be strictly enforced for most developing areas in the
City.
However, Village Parkway is a newly planned street that will function as a minor neighborhood
collector with a design speed of 35 mph and a posted speed of either 30 or 35 mph. Between the
UP railroad and 30th Street the roadway will serve only residential development. Therefore this
segment of street should be considered a minor collector in an urban core setting that would
allow access spacing to be set at 330 feet.