7.7. SR 12-18-1995cy oe
lk� River
Issue
ITEM 7.7
MEMORANDUM
TO: Mayor and City Council
FROM: Steven B. Ach, City Planner,,.,.
DATE: December 18, 1995
SUBJECT: Request for Final Plat Approval,
Weatherwood Subdivision, Case
P 95 -1
Jeff Mastley and Randy Lindquist are requesting final plat approval to
subdivide approximately 80 acres into 21 single family residential lots.
Location
• The property is generally described as the area lying east of Zebulon Street
(County Road 72) and directly south of Fairhaven Hills subdivision.
Zoning/Land Use
R1a (Single Family Residential) / LR (Low Density Residential)
Attachments
• Memo from City Engineer
• Location Map
• Final Plat
• Resolution 95-
Overview
The property is approximately 80 acres in size and accessed by Zebulon
Street to the west and the extension of Troy Street to the north. There are
also street extensions that extend to the east and southerly boundaries of the
plat in anticipation of future subdivisions connecting with this street system.
The lots in this plat all meet the minimum 2 -1/2 acre lot size requirement.
• There is no city water and sewer available; therefore, each lot has illustrated
the ability to provide two on -site septic systems and wells.
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441 -7420 • Fax: (612) 441 -7425
Weatherwood Subdivision Final Plat
December 18, 1995
Page 2
• As part of the street construction to serve the lots in this plat, approximately
.32 acres of wetlands will be filled and mitigated elsewhere within the plat.
This mitigation plan was approved by the City Council on October 2, 1995
with four conditions. The outstanding conditions have been included as part
of the conditions for final plat approval.
Final Plat Review
The final plat's number of lots, lot configuration and street design has been
prepared in accordance with the preliminary plat as approved by the City
Council. However, the final plat has not included several drainage and
utility easements to cover existing wetlands or new drainage treatment
ponds as illustrated on the grading plan. These drainage and utility
easements will need to be included on the final plat prior to releasing the
plat for recording.
Drainage and Utility Plan
One of the conditions of preliminary plat approval was for the developer to
submit a grading and drainage plan for review and approval. Along with
that plan, appropriate drainage calculations were supposed to be submitted.
iWithout these calculations staff is unable to accurately determine if the
proposed treatment ponds are adequately sized to accommodate the drainage
generated by the proposed plat design. The concern with not having these
drainage calculations and an accurate drainage plan at this point is if any of
the illustrated treatment ponds have to be expanded to handle additional
capacity, the ponding area may infringe upon the developability of the
proposed lot. The one lot that has concerned staff all along is Lot 3, Block 3,
located at the southeast corner of 199th Avenue and Troy Street. If the
treatment pond illustrated on that lot needs to be increased, it may further
complicate the placement of two septic systems as well as a building pad for
the proposed home. Staff is recommending that the appropriate drainage
calculations and grading plan be finalized and approved prior to recording
the plat.
One additional concern is the steepness of the grade that may occur
immediately outside of the right -of -way with the installation of the streets.
Some of the street grades are 6 -8 feet higher than the surrounding property.
In one instance, a wetland is immediately adjacent to the right -of -way which
may need to be filled more than originally anticipated. Once again, in order
to maintain proper slopes away from the right -of -way that will not cause a
safety hazard, necessary changes in the grading plan may have some impacts
on the overall plat. Staff believes additional information will be necessary to
s:counci1:p95 -1
Weatherwood Subdivision Final Plat
December 18, 1995
Page 3
review these critical areas. These concerns can be reviewed and accurately
assessed prior to the final plat being recorded.
Please refer to the attached memo from the City Engineer's office regarding
these issues.
Recommendation
The Council may defer action on this final plat until the grading information
is provided to staff for review, or, the Council may approve Resolution 95 -,
granting final plat approval with the conditions included and allow staff to
make sure the conditions are complied with prior to recording the plat. The
following are a list of conditions outlined in the resolution:
1. A developer's agreement be prepared outlining the terms and
conditions for plat approval and installation of improvements.
2. All comments outlined in the City Engineer's memo dated June 21,
1995, be addressed and incorporated as part of the final plat prior to
recording.
3. A surface water management impact fee in the amount of $1,297.80 be
paid to the City prior to releasing the final plat for recording.
4. A park dedication fee in the amount of $10,500 be paid prior to
releasing the final plat for recording.
5. All of the proposed wetland mitigation areas occur outside of the
easements which encumber the county ditch system.
6. A tree preservation plan be submitted with each building permit
where homes are constructed in wooded areas.
7. An NPDES Permit be obtained for the grading associated with the
development prior to commencing any grading on site.
8. Proper erosion control be incorporated into the grading and road
construction work.
9. The developer reimburse the City for all of the costs associated with
reviewing this plat prior to releasing the plat for recording.
10. Developer shall provide the City with a Letter of Credit in the amount
required by the City to cover the costs of all street improvements.
s:counci1:p95 -1
Weatherwood Subdivision Final Plat
December 18, 1995
Page 4
0 11. Upon completing all of the improvements and having them accepted by
the City, a warranty bond in the amount of 25% percent of the
improvement costs shall be submitted to the City for a one -year period.
•
0
12. As part of the road construction improvements, the developer shall be
responsible for extending Troy Street north of 199th Avenue into the
Fairhaven Hills plat.
13. Street lights be installed as required by Anoka Electric or Elk River
Utilities.
14. All driveways within the plat be improved with either a bituminous or
concrete surface from the edge of the street to 10 feet within the
property line.
15. The developer shall pay a sealcoating fee in the amount determined by
the City Engineer prior to releasing the final plat for recording.
16. A development plan illustrating type of home and finished floor
elevations be approved by the City Engineer prior to issuance of a
building permit.
s:council:p95.1
DEC-15-95 F R I S- 1 1 M S A S T P A U L
- December 15, 1995
4XMITINGOGITUS File: 230- 270 -11
1326 Eriet2y Park 0&0
St. Paul, MN 55108
612.644.4389
800.888 -2923
fax: 613 =644 °9446
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Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: WEATHERWOOD SUBDIVISION REVIEW
Dear Mr. Ach:
P - a 2
We have reviewed the revised Grading /Drainage Plan with a revision date of Dezember
1, 1995, and the final plat. Our comments are as follows:
11U71-rint 7.1
■ The Developer has shown the proposed building site and two septic system
locations on each lot. Several of the proposed septic sites are shown to be placed
on steep slopes. If these systems are to be drainfield, they can be terraced down
the slopes and around trees. But if the soils would not permit this type of
drainfield and a mound system were to be used, these locations on steep slopes
would not permit the mounds to be built. The mound system requires a 12:1 side
slope, which could not be constructed on a 3:1 existing slope. The Developer
should be required to submit the proper soil testing to guarantee that thtse lots
have a buildable area for the septic systems.
We have reviewed the proposed Weatherwood Development with resjaect to
drainage issues. Some of the wetland areas are labeled with a 100 - year event
runoff volume, as well as a 100 -year high -water level. The runoff volumes were
calculated using a runoff coefficient of 0.4 for a 6 -inch rainfall over the watershed
area for a specific wetland.
In the past, the City has required Developers to calculate the high -water levels for
a 100 -year snowmelt event (7.2 inches over 10 days), rather than a 6 -inch rallifal.l
event. For wetland or stormwater areas with no constructed outlet, the snowraelt
event is often the critical event. The volume of runoff is greater due to the frozen
ground conditions at the time of runoff. We would recommend requiring the smile
type of analysis for the Weatherwood Development.
DEC-15-95 F R I
6:12 M S A ST PAUL-
Mr. Steve Ach
December 15, 1995
Page Two
P - 0 3
Also shown on the Plan are some areas proposed to be used as stormwater
treatment ponds. No calculations are shown on the Plan referencing the design of
these ponds. We would recommend the City request complete calculations for
these ponding areas, including stormwater inflow and outflow information, as well
as high -water levels.
■ The Plan still lacks catch basin design and pipe diameters.
• The west end of 199th Avenue and the south end of Troy Street need to be
provided with temporary cul -de -sacs for the turning of maintenance vehicles,
school buses, and other types of large vehicles.
■ The Grading Plan does not show the proposed contours for the street construction.
It only shows proposed centerline grades. These proposed contours are necessary
to demonstrate the limits of construction and how this will affect the existing
drainage and wetlands. For an example, the cul-de -sac at the east end of 198th
Avenue is proposed to be filled and would be approximately 8 to 10 feet above the
existing wetland to the north. Based on the City standard design for a cul -de -sac
with side slopes, the proposed construction would impact the wetland.
The final plat is missing several drainage easements for wetlands, treatment pond areas,
and drainage swales. These are as follows:
Block 1:
• Lot 2: Treatment pond and drainage swale for pond.
• Lot 5: Alternate mitigation site.
• Lot 6: Alternate mitigation site.
# Block 2:
• Lot 1: Small wetland along east lot line.
Block 3:
• Lot 1: Weiland along street on north- (remainder of wetland being
mitigated).
• Lot 3: Treatment pond and drainage swale for pond.
• Lot 5: Mitigation area.
• Lot 7: Small wetland along the south lot line.
DEC-15-9S P R I 8:13 M S A ST PAUL P.04-
Mr. Steve Ach
December 15, 1995
Page Three
Block 4:
• Lot 5: Wetland in the southeast corner.
• Lot 6: Wetland in northeast corner and large wetland in center of the lot.
If you have any questions or need further information, please contact me.
Yours truly,
MSA, CONSULTING ENGINEERS
Frank S. Kriz, R.L.S.
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LOCATION MAP
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P 95.1
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0 RESOLUTION NO. 95 -
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
WEATHERWOOD
CASE NO. P 95 -1
WHEREAS, application has been made for final plat approval, pursuant to
Section 1008.08 (1)(c) of the Elk River City Code of Ordinances, of the property
legally described on attached Exhibit A and hereinafter referred to as "the
Property "; and
WHEREAS, the application for preliminary plat approval has been referred
to the Planning Commission which has given its advice and recommendation to
the City Council; and
WHEREAS, a preliminary plat of the Property was approved by the City
iCouncil on December 18, 1995; and
WHEREAS, the proposed final plat is consistent with the preliminary plat
as approved by the City Council; and
WHEREAS, the proposed final plat complies with each of the conditions
set forth by the City Council in its approval of the preliminary plat of the Property;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF ELK RIVER, as follows:
1. It is hereby determined by the City Council for the City of Elk River as
follows:
A. The proposed subdivision is consistent with the Zoning Ordinance
and conforms with all of its requirements.
B. The proposed subdivision is consistent with all applicable general
and specialized city, county, and regional plans including, but not
limited to, the City's Comprehensive Development Plan.
•
C. The physical characteristics of the site, including , but not limited
to, topography, soils, vegetation, susceptibility to erosion and
siltation, susceptibility to flooding, and drainage are suitable for the
type and density of development and uses contemplated.
D. The proposed subdivision makes adequate provision for water
supply, storm drainage, sewage transportation, erosion control and
all other services, facilities and improvements otherwise required
herein.
E. The proposed subdivision will not cause substantial environmental
damage.
F. The proposed subdivision will not conflict with easements of record
or with easements established by judgment of a court.
G. The proposed subdivision will not have an undue or adverse
impact on the reasonable development of neighboring land.
2. Final plat approval is hereby granted for the Property, subject to the
conditions set forth in attached Exhibit B.
• 3. The officers of the City are hereby authorized, once the conditions set
forth in Exhibit B are met and complied with, to sign the final plat for the
Property and to issue a certified copy of this Resolution giving final
approval of the plat.
4. The owner of the Property is authorized to record the final plat as required
by law and shall file proof of said recording with the City. No building
permits will be issued for the Property until the final plat is recorded.
5. This final plat approval shall expire two years from the date of this
resolution if the final plat is not recorded within that time.
The foregoing resolution was introduced by Council Member
and duly seconded by Council Member
The following voted in favor of the Resolution.
The following voted against the Resolution:
• The following were absent:
Page 2
•
L'
WHEREUPON the resolution is adopted.
Passed and adopted this day of 11995
Henry Duitsman, Mayor
CERTIFICATE
STATE OF MINNESOTA
COUNTY OF SHERBURNE
CITY OF ELK RIVER
I, the undersigned, being the duly qualified and acting Clerk of the City of
Elk River, Minnesota, hereby certify that the above resolution is a true and
correct copy of the resolution as adopted by the City Council of the City of Elk
River on , 1995.
WITNESS my hand officially as such Clerk and the corporate seal of the
City this day of , 1995.
Sandra Thackeray, City Clerk
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this day of
1995, by Henry Duitsman, Mayor, City of Elk River,
Minnesota.
Page 3
Notary Public
•
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this day of
, 1995, by Sandra Thackeray, City Clerk, City of Elk River,
Minnesota.
THIS INSTRUMENT WAS DRAFTED BY:
LARKIN, HOFFMAN, DALY & LINDGREN, Ltd.
1500 Norwest Financial Center
• 7900 Xerxes Avenue South
Bloomington, MN 55431
Page 4
Notary Public
• EXHIBIT A
That part of the Southwest Quarter of the Southwest Quarter of Section 19,
Township 33, Range 26, Sherburne County, Minnesota, that lies west of the
West line of the East 330.00 feet thereof; and that lies north of the North line of
the South 400.00 feet thereof, Excepting therefrom the North 350.00 feet of the
South 750.00 feet of the West 320.00 feet of said Southwest Quarter of the
Southwest Quarter. Also exception therefrom the West 20.00 feet of the East
350.00 feet of the North 350.00 feet of the South 750.00 feet of said Southwest
Quarter.
Subject to that part taken for County Road No. 72, also known as Zebulon Street
N. W. .
together with:
The South 825.00 feet of the Southeast Quarter of the Southwest Quarter.
The East 330.00 feet of the South 660.00 feet of the Southwest Quarter of the
Southwest Quarter.
The South 200.00 feet of that part of the Southwest Quarter of the Southwest
Quarter lying West of the East 330.00 feet thereof. Section 19, Township 33,
Range 26, Sherburne County, Minnesota.
• Also the South 200.00 feet, lying North of the South 200.00 feet of that art of
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the Southwest Quarter of the Southwest Quarter lying West of the East 330.00
feet thereof, in Section 19, Township 33, Range 26, Sherburne County,
Minnesota.
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The Southeast Quarter of the Southwest Quarter, except the South 825.00 feet
thereof, Section 19, Township 33, Range 26.
The East 330.00 feet of the Southwest Quarter of the Southwest Quarter, except
the South 660.00 feet of said East 330.00 feet. Section 19, Township 33, Range
26.
Page 5
• EXHIBIT B
A developer's agreement be prepared outlining the terms and conditions for plat approval
and installation of improvements.
2. All comments outlined in the City Engineer's memo dated June 21, 1995, be addressed
and incorporated as part of the final plat prior to recording.
A surface water management impact fee in the amount of $1,297.80 be paid to the City
prior to releasing the final plat for recording.
4. A park dedication fee in the amount of $10,500 be paid prior to releasing the final plat for
recording.
5. All of the proposed wetland mitigation areas occur outside of the easements which
encumber the county ditch system.
6. A tree preservation plan be submitted with each building permit where homes are
constructed in wooded areas.
7. An NPDES Permit be obtained for the grading associated with the development prior to
commencing any grading on site.
8. Proper erosion control be incorporated into the grading and road construction work.
is 9. The developer reimburse the City for all of the costs associated with reviewing this plat
prior to releasing the plat for recording.
•
10. Developer shall provide the City with a Letter of Credit in the amount required by the City
to cover the costs of all street improvements.
11. Upon completing all of the improvements and having them accepted by the City, a
warranty bond in the amount of 25% percent of the improvement costs shall be submitted
to the City for a one -year period.
12. As part of the road construction improvements, the developer shall be responsible for
extending Troy Street north of 199th Avenue into the Fairhaven Hills plat.
13. Street lights be installed as required by Anoka Electric or Elk River Utilities.
14. All driveways within the plat be improved with either a bituminous or concrete surface
from the edge of the street to 10 feet within the property line.
15. The developer shall pay a sealcoating fee in the amount determined by the City Engineer
prior to releasing the final plat for recording.
16. A development plan illustrating type of home and finished floor elevations be approved by
the City Engineer prior to issuance of a building permit.
Page 6
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