6.1. SR 10-15-2001City
Item # 6. I
MEMORANDUM
TO:
Mayor and City Council
FROM:
DATE:
Chris Leeseberg, Planner,s,
October 15, 2001
SUBJECT: Case No. P 01-18
Request by Pete Rohlf for Preliminary Plat -Whipple Hill
Request
Pete Rohlf is requesting a single-family residential preliminary plat of Whipple Hill (8 Lots).
Location
SW corner of County Road 35 & Pascal Street
Zoning/Land Use
Rlb (Single Family Residential) / MR (Medium Density Residential)
Attachments
Location map
Memo from the City Engineer
Memo from Sherburne County
Preliminary plat
Preliminary grading plan
Preliminary landscape plan
Overview
The subject property (10.35 acres) is located at the southwest corner of the intersection of
County Road 35 and Pascal Street. The property is currently vacant, mostly open, and gently
sloping from north to south. The applicant is proposing a subdivision of eight lots to be
subdivided under the non-sewered Rlb Single Family zoning district regulations. The area
directly across County Road 35 to the north is zoned Rla (Single Family Residential, 2 aA
acre minimum lot area).
Memo to City Council/Whipple Hill
October 15th, 2001
Page 2
The property is within the Urban Service District yet services to this property are not
expected in the near future.
Analysis
Layout
The proposed development will include 8 single-family residential lots on a cul-de-sac off of
Pascal Street. All of the lots meet the 1-acre minimum lot size. The minimum 160-foot lot
width is met by Lots 1,2,7 & 8, block 1. Lots 3,4,5 & 6; located adjacent to the cul-de-sac
range in width from 80 to 142 feet. If the lots were sewered, the minimum lot width would
have been 80 feet. Section 1008.14.5.B state:
"lots shall have the required minimum width of the street right of way line and the
building setback line except for those lots for which the side lots are not parallel."
In the instance of cul-de-sac lots, the side lots are not parallel. At the setback line, Lot 3 has
a width of 170 feet. Lots 4,5, & 6 meet the 160' requirement approximately 120 to 130 feet
from the front property line.
Streets
Pascal street will be paved, by Mr. Rohlf, from County Road 35 to the intersection of the
Whipple Hill development. The circulation into the development will be a 500-foot long
street with a cul-de-sac. The applicant is proposing a 32-foot wide roadway and a 60-foot
right-of-way, which meets the ordinance requirements.
Grading, Drainage, Utilities and Erosion Control
The City Engineer has reviewed the grading and drainage plan. Issues relating grading,
drainage, utilities and erosion control can be found in his attached memo.
Parks and Trails
The Park and Recreation Commission recommended that park dedication be paid in cash in
lieu of any land dedication as the subject property is in close proximity to an area wide
community park.
The proposed right-of-way between the subject property and County Road 35 appears to
have an adequate amount of space to provide a paved trail in the future.
Landscaping
The proposed landscape plan meets the ordinance requirements. They applicant is also
providing about a 4 foot high berm along the north side of the project parallel to County
Road 35.
S:\PLANNING\Chris L\Memo's\City Council\P01-18.doc
Memo to City Council/Whipple Hill
October 15th, 2001
Page 3
Planning Commission Action
The Planning Commission discussed at length adding additional screening along County
Road 35 and along Pascal Street on Lot 1. Staff reminded the Commission that the proposal
meets the City's landscaping requirements, however, the Commission could recommend that
evergreens be used in place of the deciduous trees shown on the east side of Lot 1. They did
not come to a consensus on adding more screening or modifying the proposed landscape
plan.
The motion to recommend approval of the request carried 3-2
Recommendation
Staff and the Planning Commission recommend that the City Council approve the request of
the preliminary plat of Whipple Hill with the following conditions:
1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
2. ALL COMMENTS OF SHERBURNE COUNTY SHALL BE
ADDRESSED.
3. THERE WILL BE NO ACCESS FROM LOT 1 TO PASCAL STREET.
4. THERE WILL BE NO ACCESS FROM ANY LOT TO COUNTY ROAD 35
e
THE DEVELOPER SHALL ENTER INTO A DEVELOPER'S
AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE
DEVELOPMENT.
6. THAT THE MAILBOXES SHALL BE CLUSTERED.
7. A SEALCOAT FEE IN THE AMOUNT DETERMINED BY THE CITY
BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
ge
AN ENGINEERING ESCROW IN THE AMOUNT DETERMINED BY
THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
9. PARK DEDICATION FEES IN THE AMOUNT DETERMINED BY THE
CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
10.
STORM WATER MANAGEMENT FEES IN THE AMOUNT
DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE
PLAT FOR RECORDING.
S:~PLANNING\Chris LkMemo'skCity Council\P01-18.doc
Memo to City Council/Whipple Hill
October 15th, 2001
Page 4
11. THE DEVELOPER SHALL PROVIDE AT LETTER OF CREDIT FOR
100% OF THE COST OF THE IMPROVEMENTS.
12. A WARRANTY BOND SHALL BE PROVIDED AFTER THE
IMPROVEMENTS ARE ACCEPTED BY THE CITY AND SHALL BE
HELD FOR ONE YEAR.
S:\PLANNING\Chris LkMemo's\City Council\P01-18.doc
PARK
ORONO
lAKE
Case Number:
Location Map
P01-18
N
Howard R, Green Qompany
August 31, 2001
File: 815570J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, MN 55330-0490
RE: WHIPPLE HILL ADDITION
Dear Ms. McPherson:
As requested, we have reviewed the submittal package for the Whipple Hill Addition. The submittal
package was prepared by John Oliver & Associates, and contained a preliminary plat, preliminary
grading plan, and preliminary landscape plan. As you are aware, this is a single family plat of
approximately 10 acres located just south'of CSAH 35 and just west of Pascal Street. Based on our
review and comments received at the staff review meeting, we would offer the following comments:
A. Preliminary Plat
The zoning of the property is Rlb, which requires a minimum lot size of 1 acre with 160 feet of
frontage. All eight lots in the proposed plat meet the minimum size. However, Lots 4, 5, and 6
do not meet the minimum frontage. The plat layout needs to be revised to bring all lots into
conformance with the minimum size and frontage required.
Limited access should be shown across the entire frontage of the plat with CSAH 35.
The southwest corner of Lot 2 should be curved as the road enters into the cul-de-sac rather
than the square corner shown.
B. Preliminary Grading Plan
The preliminary grading plan shows grading in the street right-of-way and the drainage pond,
but has no grading shown on the lots themselves. This leads to a situation where Lots 1 and 2
have driveways exceeding 10%, and Lots 6, 7, and 8 have building pads that are below the
street grade. We would suggest that additional grading is necessary to lower the house pad
elevations on Lots 1 and 2, while raising Lots 6, 7, and 8 so they are above the street grade.
No storm drainage calculations have been provided. These will need to be submitted,
reviewed, and approved prior to final approval.
Ltr-083101-McPherson.doc
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Ms. Michele McPherson
August 31, 2001
Page Two
The storm sewer shown on the preliminary grading plan is different than the storm sewer
shown on the preliminary landscape plan. We believe that the preliminary grading plan is
correct. Therefore, the preliminary landscape plan should be revised to reflect the correct
storm sewer alignment.
Since the entire site is void of trees, additional grading should be shown where necessary to
ensure that drainage from one lot to the other follows the drainage and utility easements
around the perimeter of the lots.
The preliminary grading plan does reflect a two-foot high berm along the frontage with CSAH
35.
C. Miscellaneous
Pascal Street is currently a gravel roadway. We would recommend that as a condition of the
plat, the developer pave Pascal Street approximately 325 feet from CSAH 35 to the
intersection of the entrance to the plat.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
Terry J. Maurer, P.E.
Ltr-083101~McPherson.doc
Howard R, Green Company
CONSULTING ENGINEERS
August 30, 2001
City of Elk River
Attn: Michele McPherson
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
';,-~ ,~ zoa Sherbu~rne count~~~
PUBLIC WORKS DEPARTMENT
ii i i) ~'i'~'~\
Rhonda F. Lewis, P.E.
425 Jackson Avenue
Elk River, MN 55330
(763) 241-7030 · 800-594-5208
RE: Whipple Hill
Dear Ms. McPherson;
We have reviewed the plat of Whipple Hills that borders County Highway 35 and accept it as
drawn. Sherburne County will not allow any direct access to CH 35. We also require 50' of
right of way be granted in fee title along the highway frontage of CH 35.
Sincerely,
Richard D. Corbin
Sherburne County Public Works
0 50 I00 ~50
SCALE iN FEET
For the purposes of this plat, the South Line of
the Northeast Quarter of the Southeast Quarter,
Sec 30, lwp 33, Rng 26 is assumed to bear
South 8g'52'14" East
Denotes I/2 inch x 14- inch iron p~pe set
with a plastic col:) marked R.LS. 21729
Denotes iron monument found
Drainage and Utility Easements ore shown
thus: js_~j&5
Being ~0 feet in width, unless otherwise
indicated, adjoining right-of--way lines,
and being S feet in width, unless other-
wise indicated, adjoining lot lines, as
shown on the plot
ZONING: Rib
BUILDING SET-BACKS:
Front:55 Feet
Side: I0 Feet
Rear: 25 Feet
OWNER/DEVELOPER:
Pete Rohif
12891 Meodowvale Road
Elk River, MN 55350
763-441-8850
VICINITY MAP
S~. ~0, T. 33, R, 26
~erbume County, Minnesota
Na2°21,~4~,,w
DOUGLAS 8~ LORI
JOHNSON
"~ IL~-) x 912.6
JEANNE M. TOVSEN ~o x91L2 ~. ....
x 911.4 91
~ 43,560 SF '~-
.................. ~-~ Z~.
~ / ~1-] x 911.0 ~',
-_ I iI ,~ //,"
LAURA JEAN PETERSON
SUBJECT PROPERTY:
3
45,560 SF
918
I!
x915.4
x 913.3
910
90A
7 15.45
The S~ut,' line of the i~Wx l/4 of the 5£'~'~4-. Sec. 50-')/,
"", F ~ K L~ATSCH "// / /'
That part of the Northwest Quarter of the Southeast Quarter of Section 30. Township 33. Range 26, Sherburne County,
Minnesota; lying east of (he East line of the West 6Z9.50 feet, os measured at right on(lies, thereof, and lying South
of the South line of the right--of--way of the Burlington Northern (fonmerly Great Northern) Railroad company.
Containing 10.5.5 acres, more or less.
Subject to that port taken for County Road No. 35 over and across the North 66.00 feet. os measured at right angles.
thereof. Also subject ta that part thereof token for Pascot Street N.W.. Also subject to easements of record.
g
KENNETH & JUANITA
LOCKWOOD
z
SHEET NO.
0 50 ~00
SCALE IN
LEGEND
~892-- Existing Contours
~-~"~ Proposed contours
x~PP
x 911.2
Possible House Pod Location
With Pod T~e & Elevations
Possible Primory& Secondory Septic
Location (2400 s.f.)
x 918.$ Proposed Spot Elevation
x 912.6
x 911.4
I I
I L.-
TOP OF BERM
920.0 I I
I;
,.x~ ! ! x 915¢
x I
,,~ ~1~ i
912.0 ~
5
,// //
890.§
15" RCP
S 10.80~
R~
IF 895.10
15" R~
· 2.0~
IOl (24"x~")
: 899.1o
IE 894.48
15" RCP
RC aPRON
890.00
CY TYPE II
RaHDOM RIPRAP
z
SHEET NO. J
MATERIALS
I. All overstory trees shall have a minimum caliper of 2.5 inches,
Balled & Burlap (B&~).
2. All ornamental or understor¥ trees shall have a minimum caliper
of 1,5 inches, Balled & Budop.
5. All coniferous bees shall have a minimum planting height of 5 feet,
Bailed & Budap.
4-. Coniferous shrubbery shall be the following minimum sizes:
a. Spreading - I gallon, potted
b. Medium - 5 gallon, potted
c. Upright - 5.5 to 4 feet. Balled & Budap
5. Deciduous shrubber)' shall be the following minimum sizes:
a. Dwarf - I gallon, potted
b. Medium - 3 gallon, potted
c. Tall - 24 to 30 inches, potted
6. All mulch used around planting beds should be rock unless shrubs
being used in ~he bed produce new plants through the roots.
Rower beds are not required to have rock mulch. Professional
HDPE edging shall be used around oil planting beds and shrub
plantings.
7. All open areas of site not occupied by building, parking, walkwoys,
or storage areas shall be sodded or seeded by others.
8. All landscape material shall be guaranteed for a period of one
year. This guarantee is to insure for proper installation and sub--
sequent vigorous growth of the landscape element.
9. Ail landscape material shall be installed and maintained as per
Minnesota Nurseryman Association Standards, latest edition. The
landscape material shall be nurser)' qualit)' stock·
I0. Backfill for plant material shall consist of topsoil (free of lumps,
twigs and racks), peat moss and fertilizer applicable to species.
I1.Plant material shall be planted os per the planting details.
12. If an)' plant species is unavailable or in the opinion of the nursery-
man o substitution would be more applicable (due to soil t~pe or
location), the engineer and owner shall be contacted prior to
acceptance of the substitution.
13. Spacing between plant material shall be industr7 standard. Plants
ore shown at approximate full growth diameter.
14. Tree wrap - All "Thin Skinned** and ornamental trees shall be
wrapped in accordance with MNLA Standards.
KFY
LANDSCAPE LEGEND
QUANTITY COMMON/BOTANICAL
I0 RED MAPLE/
ACER RUBRUM -- NORTHWO00
I0 WHITE ASH/
FRAXINUS AMERICANA
NOTE:
DECIDUOUS TREE - PRUNE BACK
I/4" WITH ANTIDESICCENT
CONIFER TREE - G~OUND LINE /~
TO BE SAME AS EXISTING AT
THE NURSERY
GUY W~RES OF I0 GA. WIRE
120 DEGREES APART
FOLD BACK BURLAP FROM
TOP OF BALL
45°
1
6" MIN.
LOOSENED
TREE
BALL
PLANTING
24-"x2"x2" STAKE DRIVEN
FLUSH WITH GRADE
DETAIL
5O
x 91t.2
PLACED ON TOP O~ PROPOSED
BERM
,
I
_/ i
906
z
SHEET NO /