6.1. SR 06-16-2003River
Item # 6. I.
MEMORANDUM
TO:
FROM:
DATE:
Mayor and City Council
Chris Leeseberg, Planner
June 16, 2003
SUBJECT:
Case No. P 03-02
Request by James and Stephanie Zaczkowski for Preliminary
Plat Approval (Kingdom Estates)
Request
James and Stephanie Zaczkowski are requesting Preliminary Plat Approval for Kingdom
Estates, a 7 lot subdivision in the Al, Agricultural Conservation District.
60-Day Rule
The 60 day time limit was to expire on April 24, 2003. The applicant was notified in writing
that it has been extended to June 23, 2003.
Location
10511 209th Ave
North of County Road 33 at the Olson Street alignment
Attachments
Location Map
· Memo from City Engineer
· Memo from Sherburne County
· Memo and Plan from Environmental Technician
· Preliminary Plat
· Preliminary Grading Plan
· Preliminary Mitigation Plan
· Preliminary Landscape Plan
City Council / P 03-02
June 16, 2003
Page 2
Zoning/Land Use
A1 (Agricultural Conservation)/A (Agricultural)
Overview
The subject property is approximately 77-acres with two existing homes. The property has
numerous wetlands throughout. The plat will be considered under the 4 for 40 rule which
allows four lots in 40-acres. Three of these lots can be less than the required 10-acre lot size.
This proposal would be a 7 for 70.
Trott Brook enters the property along the east portion of the site then travels up the eastern
property line and then turns west along the northern property line. The remainder of the
site consists of moderately hilly terrain with limited wooded areas.
The plat will be accessed from County Road 33 with a street accessing approximately the
middle of the site and then turning west to provide future access to property to the west.
Analysis
The preliminary plat is comprised of 7 lots. Two of these lots will contain existing
dwellings. Olson Street, which will have access off of County Road 33, is approximately
1800-feet in length. A temporary cul-de-sac will be provided at the end of Olson Street. An
east/west street will be constructed from this cul-de-sac to the west property line to provide
future access to the neighboring property.
The lots will range in size from 2 ~A acres to 47.9-acres. The proposed lots meet the
required minimum 300-foot widths. The lots show a 50-foot front yard setback, which
meets the A1 district requirements.
Landscaping
The landscape plan submitted by the developer complies with the ordinance.
Park Dedication
The Park and Recreation Commission reviewed this plat at its March 12, 2003 meeting and
recommended that the dedication be in cash for five lots.
Grading and Drainage
The City Engineer has addressed grading in his memo.
Utilities
Each lot will have its own private well and septic system.
S:kPLANNING\Case Files\2003\P 03-02 Kingdom Estates\P 03-02_CC.doc
City Council / P 03-02
June 16, 2003
Page 3
Wetlands
The Environmental Technician has addressed wetland impacts in her memo.
Planning Commission Actions
At the March 27, 2003 Planning Commission meeting one neighboring resident spoke of his
concern of how a turn lane would affect his property and house. Chairman Pederson
indicated that a resident contacted him in regards to the potential traffic issues that might be
created. Dennis Toth also contacted staff in regards to drainage issues. He questioned the
holding ponds along his property line and also discussed the amount of ditches that cross
the subject property and indicated that he hoped they would remain and not be cut off,
possibly flooding his property.
The Planning Commission voted unanimously to recommend approval of the preliminary
plat of Kingdom Estates.
Recommendation
Staff and the Planning Commission recommend that the City Council approve the
preliminary plat of Kingdom Estates with the following conditions:
1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
2. ALL COMMENTS OF SHERBURNE COUNTY SHALL BE
ADDRESSED.
3. A SEALCOAT FEE SHALL BE PAID PRIOR TO RELEASING THE
PLAT FOR RECORDING.
4. 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.
5. THE APPLICANT SHALL EXECUTE A DEVELOPER'S AGREEMENT
OUTLINING THE TERMS AND CONDITIONS OF APPROVAL.
6. PARK DEDICATION SHALL BE IN CASH FOR FIVE LOTS.
7. THE PLAT SHALL COMPLY WITH THE A1 SETBACK
REQUIREMENTS.
8. ALL COMMENTS OF THE ENVIRONMENTAL TECHNICIAN SHALL
BE ADDRESSED.
S:~PLANNING\Case Filesk2003\P 03-02 Kingdom Estates\P 03-02_CC.doc
Location Map
Case Numben P03-02
KINGDOM ESTATES
Howard R, Green Qompany
May 21, 2003
File: 820450J-0240
Mr. Chris Leeseberg
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: KINGDOM ESTATES ADDITION
Dear Mr. Leeseberg:
As requested, we have reviewed the preliminary plat and other submittals regarding the Kingdom
Estates Addition in northern Elk River. As you are aware, this is in the rural section of Elk River,
adjacent to and north of County Road 33. Based on our review and comments received at the staff
review meeting, we would offer the following comments:
In our letter dated March 19, 2003, we recommended that the plat not move forward for
two reasons: it had neither gone to the Technical Evaluation Panel (TEP) nor had
drainage calculations been submitted or reviewed. The project has now been presented to
the TEP and approved. The comments of the TEP are summarized in a May 14, 2003
memo from Rebecca Haug, Environmental Technician.
The drainage calculations have been submitted, reviewed and revised. There are still a
couple of minor issues that need more definition. These include the following items:
· There is a detail of the 4' weir detail shown on the plan sheet, but there is no detail
showing the pond outlets that are using 15" CSP as an outlet culvert. Will these outlets
have an emergency overflow, and will it be propedy protected against erosion?
· The weir detail should be revised to show the riprap placed across the top of the entire
weir.
· A drainage swale should be shown in the proposed contours from Apron 106 down to
the detention pond for Post 41.
· Storm sewer manholes should have a 0.10' drop from inlet pipe invert to outlet pipe
invert.
· It appears the drainage areas shown on the catch basin calculations do not correspond
to the amount of area draining to each of the intakes. (Example: Post 53 is 0.89
acres, all of which drains to the street. CB 101 and CB 102 collect this runoff. Their
drainage areas are shown as 0.3 acres each, or a total of 0.6 acres.) The other intakes
have similar situations as well.
The preliminary plat consists of seven lots, six of which are relatively similar in size and
one of which that consists of the northern approximately 48 acres of the site. Lot 6 and 7
each contain, existing homes, with Lot 7 having auxiliary buildings also.
There is a small 0.2-acre parcel cut out near the intersection with County Road 33. This
piece of property is unlabeled. We anticipate that this is an outlot to be connected to the
Ltr--052103-Leeseberg
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Mr. Leeseberg
May 21, 2003
Page Two
property to the east for purposes of rerouting their driveway to Olson Street. If this is the
case, this parcel should be labeled as an outlot and it should be made a condition of the
plat that the parcel be connected with the property to the east.
OIson Street just terminates at 214th Street. 214th Street is labeled as proposed to the
westerly property line. This should all be shown as proposed right-of-way. It is the City's
policy that the developer of property constructs the road to the plat boundaries so that it
can be picked up from that location in the future when the adjacent land develops.
Therefore, Olson Street and 214th Street will need to be constructed to the west plat
boundary.
A temporary turnaround needs to be provided for City street maintenance equipment and
emergency vehicles. Currently, the thought is that the temporary turnaround should be
placed at the north end of Olson Street. This assumes that the driveway for Lot 4, Block 1,
will come out to OIson Street and not 214th Street on the north side.
Sherburne County has reviewed this plat and commented in a letter dated March 4, 2003.
Their letter requires the typical right turn lane and bypass lane. They are also requiring that
the existing driveways be relocated to OIson Street.
Olson Street comes out to the intersection of County Road 33 at a relatively sharp curve.
We are recommending that a raised concrete median be used at the entrance to Olson
Street to ensure that vehicles stay on the appropriate side of the road. The concrete
median should be a minimum of six feet in width, but could be larger to facilitate plantings
and/or a development monument.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
Terry J. Maurer, P.E.
TJM:sw
Ltr-052103-Leeseberg
Howard R, Green Company
June 9,2003
City of Elk River
Attn: Michele McPherson
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
JUN I 1 2003
Sherburne County
PUBLIC WORKS DEPARTMENT
Rhonda F. Lewis, P.E.
425 Jackson Avenue
Elk River, MN 55330
(763) 241-7030 · 800-594-5208
RE: Kingdom Estates Revised
Dear Ms. McPherson;
We have reviewed the new proposal for Kingdom Estates and offer the following comments regarding
the relocation of Olson Street to the east. By moving the access from the P.I of the curve (in the original
drawing) it removes the site lines from the tangent, this reduces the site line distance in each direction.
We find that this location reduces the sight distance to the top of the hill by 224 feet. While this location
increased the distance to the Snetsinger driveway it reduces the safety of the access and still does not
meet our required spacing of 660 feet.
County Highway 33 has been identified in the Sherburne County Transportation Plan as a major urban
collector. With the construction of the interchange (6.1 million) at CH 33 and T.H. 169 the protection of
this corridor is essential to meet the transportation needs of the community. It is imperative that we
balance the safety and mobility of the community with the rights of the landowner to develop his or her
property. While staff is not in complete agreement; Sherburne County will allow access for Olson Street
to County Highway 33 as proposed with the following conditions:
1. Pay the required permit and signage fees $750. Sherburne County will install all road signs.
2. We require 50' of right of way along CH 33 be dedicated in fee title to Sherburne County.
3. We will require an easement for the access to the property to the south (Snetsinger) of the
proposed plat be preserved for that residence to access Olson Street within the plat.
4. The driveway east (Crawford) must be relocated to the proposed Olson Street to meet spacing
requirements. The existing access must be removed by excavation not merely abandoned.
5. If a culvert is proposed within our right of way for Olson Street It must have 1:6 safety aprons
and grates with slopes constructed to match.
6. When any additional lots are created a bypass and right turn lane will be required.
If you have questions or concerns call me at 763-241-7030.
s,P~
Assistant County Engineer
Cc: Dave Schwarting, Public Works Director
Jim Brown, Dynamics Design
Pdver
13065 Orono Parkway
Elk River, MN 55330
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Mayor and City Council
Rebecca Haug, Environmental
Technician
May 14, 2003
Wetland Conservation Act Decisions -
Kingdom Estates WCA 03-02
Proposal - The developer of Kingdom Estates is proposing to fill 24, 872 square feet of
Type 2 wetland in a single location to accommodate the road for the plat. It is the only
way to access the plat. The Technical Evaluation Panel (TEP) for the City of Elk River
reviewed the proposal and found both the filling and replacement plan acceptable with
conditions. The replacement plan consists of 24,879 square feet of New Wetland Credit
and 24,933 square feet of Public Value Credits (Upland buffer). The new wetland will be
created adjacent to the existing wetlands on the site. A map showing the filling and
replacement is attached to this memo.
FINDINGS
Miller Environmental Incorporated prepared a Wetland Delineation Report for the
property dated, April 16, 2003.
The Technical Evaluation Panel reviewed the delineation and the replacement plan on
May 8, 2003.
Combined notification of the proposed filling and replacement plan was mailed out to the
appropriate governmental agencies on April 22, 2003.
The comment period ended May 13, 2003 and no negative comments were received.
The Technical Evaluation Panel found the proposed wetland filling and wetland
mitigation plan application dated, April 21, 2003, acceptable under the rules of the
Wetland Conservation Act with the stipulations listed below.
RECOMMENDATIONS
Staff recommends approval of the f'filing and mitigation plan for this project with
the following stipulations:
A restrictive covenant and drainage and utility easement be recorded over
the mitigation and buffer areas.
Phone: 763.441.7420
Fax: 763.441.7425
www. ci.elk-river, mn.us
o
The Developer's Agreement for the project includes language that places the
responsibility for the success of the wetland mitigation on the developer.
The letter of credit, which covers the public improvements associated with
the project, also includes the cost of the mitigation work.
The developer submit a written monitoring report on the replacement
wetlands one year after this mitigation work is completed and that this
report be approved by city staff prior to the release of the letter of credit.
e
Upland buffer area - 16,633 sq. ft be enlarged to the west since the buffer
area along Olson St will be impacted by snow plowing and road salt. The
area is highlighted.
aw
Upland area between the two upland buffer areas - 2600 sq ft and 5700 sq ft
is used as to create new wetland. The area is highlighted.
).8
UPLAND BUFFER AREA
16,633 SQ. FT.
WETLAND CREATION ARE,
21,127 SQ. FT.
NEW
WETLAND
EDGE
ORIGINAL GROUNDPROFILE-~
/
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.... I.~ FINISHED PROFILE
DATUM ELEV
925. O0
'q o .o c;o o .
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0+0 1+00 2mOO
FILL AREA
12,151 SO. FT.
IF
938.9
UPLAND BUFFER AREA
2600 S'J. FT.
WETLAND CREATION AREA
5752 SO. FT,
NEW
WETLAND
EDGE
FINISHED PROFILE-
WETLANDS ~J
3--00
SECTION A-A
SCAI. E
HORZ: I"= 50'
VERT:
UPLAND BUFFER AREA
5700 SO. FT.
WETLAND FILL AREA
12,741 SQ. FT,
I
SCALE IN FEET
941.3
X
942.7
DATE RECEIVED
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Notes SILT FENCE ROADWAY SECTION
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FiLL AREA
12,[31 SQ. FT.
ORIGINAL GROUNO
1~941.0
UPLAND DUFFER AREA
16,6~..3 BQ FT.
WETLAND CREATION AREA
2U27 SO. FT
94-2.8
UPLAND BUFFER AREA
2600 50. FT.
WETLAND CREATION AREA
3752 SQ. FT.
NEW NEW
WETLAND WETLAND
EDGE EDGE
PROFiLEi I
I FINISHED PROFILE- ~
[ r EXISJTNG I I
WETLANOS
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0+00 I~00 2700 .3+00
SECTION A-A SCALE
HORZ: I"= 50'
VERT: 1"=5'
UPLAND BUFFER AREA
4489 SO FT,
WETLAND FILL AREA
10,60l SQ. FT.
941.3
X
942.7
NOTE:
WETLAND DELINEATION ~Y PETER MILLER OF MILLER ENVIRONMENTAL INC.
DATE RECEIVED
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LEGEN0
TELEPHONE PEDESTAL
EXISTING SWAMP (MARKHURD)
EXISTING WATER/DITCH (MARXHURD)
PROPOSE0 SILT FENCE
PROPOSED BALE CHECK
PROPOSED CONTOURS
PROPOSED STORM SEWER
PROPOSED CATCH ~ASIN
NOTE:
WETLAND DELgNEATION BY PETER MILLER OF MILLER ENVIRONMENTAL INC.
zd =