7.6. SR 02-18-1997ITEM 7.6.
'ty of
River
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Mayor and City Council
Scott Harlicker, Planning Assistan
February 18, 1997
W.J.C. Development Corp. request for
preliminary plat approval (Oak Run),
Public Hearing Case No. P 96-15
Request
W.J.C Development Corp. is requesting preliminary plat approval to
subdivide approximately 9 acres into three lots.
Location
The project is located at the southeast corner of 211th Avenue and Ogden
Street, PID # 75-118-1215
Zoning/Land Use
Rla (Single family residential) / LR (Low Density Residential)
Attachments
· Revised Preliminary Plat and Grading Plan dated 2/12/97
· Petition and letters from neighboring property owners
· Report to Planning Commission dated January 28, 1997
Overview
The applicant is proposing to subdivide 9.64 acres into three lots. The
existing lot contains a single family home, attached garage and an
outbuilding. These structures will remain and be located on lot 1; the
remaining 2 lots, lot 2 and lot 3, will be undeveloped. The plat involves the
construction of a road, 210th Avenue, in order to access lot 2 and lot 3; lot 1
will have access via an existing driveway on Ogden Street.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to the Mayor and City Council/P96-15
February 18, 1997
Page 2
Existing Conditions
The site has a 25 foot rise in grade from the front of the property to the rear.
The existing house is located in the front of the parcel setback about 100 feet
from Ogden Street. Most of the lots in the area are larger than 2.5 acres. The
character of the area could be considered large lot rural. The streets which
provide access to the site, 211th Avenue and Ogden Street, are gravel roads.
Streets
The proposed road (210 Ave.) will be constructed so it extends to the eastern
limits of the plat. There is the possibility of the property to the east being
developed, this road could be extended to serve that property. Staff is
recommending that the street be constructed to City standards which
includes bituminous surface and curbs. 210th Avenue will terminate in a
temporary cul de sac at the eastern property line of lot 3.
The proposed street will follow the south boundary of the plat. This location
will allow the properties to the south, which currently have access via Ogden
Street, to have access from the proposed road and will also open the
possibility of those lots to be split.
Staff is recommending that a 30 foot half right-of way be provided along the
eastern side of lot 3. This will preserve the option of extending a road along
the eastern boundary of the plat. However, by providing a 30 foot half right-
of-way, lot 3 will not meet the minimum lot size requirement of 2.5 acres; it
will only be 2.42 acres. Even though the minimum lot size requirement will
not be met on lot 3, the overall density of the project will not be increased. In
the past the city has accepted lots that do not meet the minimum lot size
requirement when the under sized lot is a result of revision to the plat made
at the city's request and the plat meets the intent of the ordinance in that no
additional lots are created.
Minimum Lot Size
The minimum lot size in the Rla Zone is 2.5 acres with a minimum lot width
of 160 feet. All the lots, with the exception of lot 3, which is 2.42 acres,
comply with the minimum lot size requirement, and all of the lots comply
with the minimum lot width.
Planning Commission meeting
At the Planning Commission meeting held on January 28, 1997 seven of the
neighbors spoke. Their main concern was that they wanted the proposed road
Memo to the Mayor and City Council/P96-15
February 18, 1997
Page 3
to be gravel and not paved. Another concern expressed was that the proposed
2 1/2 acre lots were to small, they did not reflect the rural character of the
area. The adjacent property owners to the south voiced concern about snow
removal and the impact on their driveway; the driveway is parallel to the
proposed road. The comment was also made that this project was premature
and should wait until the property to the east is developed.
The Planning Commission and the applicant also discussed other possible
layouts for the road. The possibility of locating the road along the north
property line was explored. However, this alignment would have required the
cooperation of the property owner to the north, because in order to line the
streets up properly, the proposed road would have had to be located on part of
their property. A garage and a pole barn would also have had to be moved in
order to accommodate the necessary right-of-way and setbacks. The applicant
also contacted the property owners to the south to see if they wanted to
incorporate the existing gravel driveway into the road and then have access
off of the proposed road; the adjacent property owners did not express
interest in that option.
Recommendation
The Planning Commission and staff recommend the City Council approve the
preliminary plat request for W.J.C. Development Corporation to subdivide
9.64 acres into 3 single family lots with the following conditions:
A DEVELOPERS AGREEMENT BE PREPARED OUTLINING THE TERMS AND
CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF
IMPROVEMENTS.
ALL THE COMMENTS OF THE CITY ENGINEER'S MEMO DATED JANUARY 17,
1997 BE INCORPORATED INTO THE REVISED PRELIMINARY PLAT AND MADE
A CONDITION OF APPROVAL.
A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF
THE COSTS OF PUBLIC IMPROVEMENTS.
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 SUBMI'ITED TO THE CITY FOR A ONE
YEAR PERIOD.
SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY THE CITY
AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING WITH SHERBURNE COUNTY.
PARK DEDICATION FEE IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME
OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING WITH
SHERBURNE COUNTY.
Memo to the Mayor and City CounciUP96-15
February 18, 1997
Page 4
o
A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER
BE PAID TO THE CITY PRIOR TO RELEASING THE PLAT FOR RECORDING WITH
SHERBURNE COUNTY.
o
A GRADING AND EROSION CONTROL PLAN AND DEVELOPMENT PLAN BE
SUBMITTED AND APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE
OF BUILDING PERMITS.
o
ALL GRADING WILL NEED TO BE CERTIFIED PRIOR TO ISSUANCE OF BUILDING
PERMITS.
10.
11.
A GRADING AND DEVELOPMENT PLAN BE PROVIDED SHOWING LOWEST
FLOOR ELEVATION FOR HOMES ON LOTS 2 AND 3
STREET LIGHTS SHALL BE INSTALLED AS RECOMMENDED BY ELK RIVER
MUNICIPAL UTILITIES.
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SCALE IN FEET
LEGAL DESCRIPTION:
DraYage and Utility Easements shall
be ~hown thus: I~1
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Being lO feet in width and adjoining
right-of-way lines, unless otherwise
indicated, also being $ feet in width
and od joining tot lines, unless othe~-
wise indicated, os shown ~ the plat.
35. Rna. 28,
R£NCHMARK:
DE~L~ER:
Christian Realty Inc.
35' Fro~t Y~'d
20' ~de Yard
30' Re~' Yard
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SHEET NO. j
210TH AVENUE NW
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February 10, 1997
City of Elk River
PO Box 490
Elk River, MN 55330
TO WHOM IT MAY CONCERN:
We, as residents along 211 th and Ogden, feel strongly that the new road (210th) should
not be black-topped at this time. It should be gravel.
NAME ADDRESS
-c . . . ' --~ ', - '
PHONE
January 7, 1997
City of Elk River
PO Box 490
Elk River, MN 55330
Dear Sir/Madam:
We feel that the other new residents and existing residents along 210th will push to have
21 lth & Ogden blacktopped if210th is paved.
Please don't allow this road (210th) to be blacktopped. It should be part of the overall
public improvement project, if and when that happens!
Sincerely,
January 15, 1997
City of Elk River
PO Box 490
Elk River, MN 55330
TO WHOM IT MAY CONCERN:
If blacktop is allowed in front of those few houses on 210th,
those homeowners will complain until it is blacktopped all the
way (211th & Ogden). We don't want blacktop now - PLEASE
leave it gravel!
Thanks.
Best regards,
January 1 O, 1997
City of Elk River
PO Box 490
Elk River, MN 55374
Attn: City Planners
Please do not allow 210th to be blacktopped. There is no need for blacktop now. This
would only put more pressure on 211 th to become blacktopped, and we can't afford that
right now.
Thank-you!
Sincerely,
V'¥?"?
FROM:
DATE:
ITEM 6.3.
MEMORANDUM
Planning Commission
Scott Harlicker, planning Assistan~
,January 28, 101t7
SUBJECT: W.J.C. Development Corp. request for
preliminary plat approval (Oak Run),
Public Hearing Case No. P 96-15
Request
W.J. C Development Corp. is requesting preliminary plat approval to
subdivide approximately 9 acres into three lots.
Location
f~
The project is located at the southeast corner of 211th Avenue and Ogden
Street, PID # 75-118-1215
Zoning/Land Use
Rla (Single family residential) / LR (Low Density Residential)
Attachments
· Location map
· Zoning map
· Preliminary plat
· Letter from City Engineer, dated January 17, 1997
Overview
The applicant is proposing to subdivide 9.64 acres into three lots. The
existing lot contains a single family home, attached garage and an
outbuilding. These structures will remain and be located on lot 1; the
remaining 2 lots, lot 2 and lot 3, will be vacant. The plat involves the
construction of a road, 210th Avenue, in order to access lot 2 and lot 3; lot 1
will have access via an existing driveway on Ogden Street.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to the Planning Commission/P 96-15
January 28, 1997
Existing Conditions
Page 2
The 9.64 acres is fairly level. The existing house is located in the front of the
parcel setback approximately 100 feet from Ogden Street. Most of the parcel
is wooded with the rear or east 300 feet open field. There are no wetlands or
streams shown on the plat
The character of the area is large lot rural. To the east is a large farm, the
property to the north is a 10 acre parcel, to the west are 3 lots ranging in size
from 3 acres to 16 acres and to the south is a 3.5 acre lot and a 5.5 acre lot.
Minimum Lot Size
The minimum lot size in the Rla zone is 2.5 acres. All the lots comply with
the minimum lot size and the 160 foot minimum lot width. The plat is laid
out so that the existing house will be located on lot 1. The applicant should
show proposed locations for house pads on the two other lots being platted.
Streets
The applicant is proposing to have the proposed road (210th Ave.) terminate
in a cul de sac at the west boundary of lot 3. The road should be extended to
the eastern boundary of the plat so that it can be continued if and when the
adjacent property to the east is subdivided. There is the possibility that if the
adjacent property is developed, this road could be extended to serve that
property. The street will be paved, 32 feet wide and include bituminous
curbs. There will be no ditches along the new street. An easement for a
temporary cul de sac will be required at the eastern property line of lot 3.
The City Engineer in his memo recommends that a 30 foot half right-of-way
be provided along the east side of lot 3. This would preserve the option of
extending a road along the eastern boundary of the plat. However, when
210th Street is extended to the eastern edge of the plat and the area included
in the 30 foot half right-of-way is subtracted from the original 3 acre lot size,
the size of lot 3 is reduced to approximately 2.42 acres, slightly less than the
minimum requirement of 2.5 acres. This impact could be mitigated by
adjusting the lot hne between lot 2 and lot 3, increasing the size of lot 3 to
the required 2.5 acres.
The street is proposed to follow the south boundary of the plat. This location
will allow the properties to the south, which currently have access via Ogden
Street, to have access from the proposed road and will also open the
possibihty of the larger 6.5 acre lot to be spht into 2 lots.
s:kplan nin g\scottkp 96 - 15. doc
Memo to the Planning Commission/P 96-15
January 28, 1997
Well and Septic
Page 3
The applicant should show locations for primary and replacement septic
systems. None of the lots appear to have any encumbrances that might limit
septic or well locations. The minimum lot size of 2.5 acres should provide
ample area for a septic system, possible replacement system and well.
Easements
The proposed drainage easement on lot 1 does not include the entire pond.
The easement should be revised so that it includes the pond. The drainage
and utility easements along the plat boundaries are shown to be 5 feet. The
easements along the plat boundaries, as well as those along street right-of-
ways, should be 10 feet.
Recommendation
It is recommended that the Planning Commission recommend approval of the
preliminary plat request for W.J.C. Development Corporation to subdivide
9.64 acres into 3 single family lots with the following conditions:
A developers agreement be prepared outlining the terms and
conditions of the plat approval and installation of improvements.
All the comments of the City Engineer's memo dated January 17, 1997
be incorporated into the revised preliminary plat and made a condition
of approval.
o
A letter of credit be provided to the City in the amount of 100% of the
costs of public improvements.
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 a one year period.
Surface water management fee in the amount required by the City at
the time of final plat be paid prior to releasing the plat for recording
with Sherburne County.
Park dedication fee in the amount required by the City at the time of
final plat be paid prior to releasing the plat for recording with
Sherburne County.
s:\planningkscottXp96-15.doc
Memo to the Planning Commission/P 96-15 Page 4
January 28, 1997
7. A sealcoat fee in the amount to be determined by the City Engineer be
paid to the City prior to releasing the plat for recording with
Sherburne County.
A grading and erosion control plan and development plan be submitted
and approved by the City Engineer prior to the issuance of building
permits.
All grading will need to be certified prior to issuance of building
permits.
10.
210th Avenue shall be extended to the eastern boundary of the plat
and an easement should be given in order to accommodate a temporary
cul de sac.
11.
The drainage and utilities easements on lot 1 should be revised so that
it includes all of the existing pond and 10 foot easements should be
shown on all the plat boundaries.
12.
The plat should show proposed and existing locations of septic
systems, replacement systems, house pads and wells.
13.
A 30 foot half right-of-way be provided along the eastern boundary of
the plat.
14.
The lot lines be adjusted so that each lot complies with the 2.5 acre
minimum lot size.
15.
A grading and development plan be provided showing lowest floor
elevation for homes on lots 2 and 3
s:XplanningXscottkp96-15.doc
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13065 Orono Parkway · P.O. Box 490
Elk River, MN 55330
ZONING
MAP
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N'
CON~ULTINGENGINEER~
1326 EnergyPark Drive
St. Paul, MN 55108
612-644-4389
1-800-888-2923
Fax: 612-644-9446
January 17, 1997
File: 230-354-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: OAK RUN ADDITION
Dear Mr. Ach:
CIVIL ENGINEERING:
ENVIRONMENTAL
NNING
SOLID WASTE
STRUCTURAL
SURVEYING
TRAFFIC
TRANSPORTATION
ELECTRICAL/MECHANICAL
ENGINEERING:
HVAC
POWER DISTRIBUTION
SCADA
SYSTEM CONTROLS
OFFICES IN:
JNNEAPOLIS
PRIOR LAKE
ST, PAUL
WASECA
As requested, we have reviewed the submittal package for the Oak Run Addition. The
package consisted of a Preliminary Plat with a revision date of January 8, 1997, and a
Preliminary Grading and Road Grades plan sheet with a date of January 10, 1997. Both
documents were prepared by John Oliver and Associates. Based on our review and
comments received at the staff review meeting, we would offer the following comments:
It should be pointed out that this proposed development will take an existing cul-
de-sac, which is over half a mile long, and extend it by another 1,300 feet.
The right-of-way and road construction for 210th Avenue NW should be extended
to the far east end of the proposed plat. In addition, we would recommend that
along the east side of Lot 3 a half of right-of-way be provided. This would be a
right-of-way 30 feet wide, anticipating that some day in the future the road may
be extended to the north.
o
The drainage and utility easements along the perimeter of the plat, specifically on
the east and north sides, should be expanded from five feet to ten feet. This is due
to the fact that the surrounding property may not plat for many years, and a five-
foot easement may not be sufficient.
It is not clear from the Preliminary Grading Plan what will happen to the runoff
collected from the street. It appears that it flows to an existing pond, but there is
not sufficient topographic information to determine where the runoff will flow,
once it leaves the pond. Also, the pond appears to be partially in the drainage and
utility easement and partially outside. Is the easement large enough to cover the
area where the street runoff will flow?
An Equal Opportunity Employer
Mr. Steve Ach
January 17, 1997
Page Two
5. The proposed street section meets the City standard and appears to be adequate in
thickness.
If you have any questions regarding these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
TJM:tw
354-1702.jan