7.9. SR 04-21-1997ITEM '~. 9.
~ity of
MEMORANDUM
iver
FROM:
DATE:
Mayor and City Council
Scott Harlicker, Planning Assistant
April 21, 1997/~//
SUBJECT: W.J.C. Development Corp. Request
for Final Plat Approval (Oak Run),
Public Hearing Case No. P 96-15
Request
W.J.C Development Corp. is requesting final 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
· Resolution No. 9%__
· Final Plat
Report to City Council regarding request for preliminary plat approval
dated February 18, 1997
· Letter from the City Engineer dated April 14, 1997
Background
The City Council reviewed this plat and granted preliminary plat approval on
February 18,1997. The plat involves the subdivision of a 9 acre parcel into
three 2 1/2 acre single family lots and the construction of 210th Avenue to
provide access to the 3 lots. The proposed street will be constructed to City
standards which includes paving and curbing. In order to avoid the oak wilt
season, earlier this spring the applicant began the necessary tree removal for
the construction of the street and grading of the house sites. The applicant
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 44i-7425
Memo to the Mayor and City Council/P 96-15 Page 2
April 21, 1997
has submitted a final plat and final grading and drainage plan which is being
reviewed by the City Engineer.
Recommendation
It is recommended that the City Council approve Resolution No. 97-__
granting final plat approval for Oak Run with the following conditions:
A DEVELOPERS AGREEMENT BE PREPARED OUTLINING THE TERMS AND
CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF
IMPROVEMENTS.
o
ALL THE COMMENTS OF THE CITY ENGINEER'S MEMOS DATED JANUARY 17,
1997 AND APRIL 14, 1997 BE ADDRESSED AND INCORPORATED INTO THE
FINAL PLAT.
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 SUBMII'I'ED 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.
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.
ALL GRADING WILL NEED TO BE CERTIFIED PRIOR TO ISSUANCE OF BUILDING
PERMITS.
10.
A GRADING AND DEVELOPMENT PLAN BE PROVIDED SHOWING LOWEST
FLOOR ELEVATION FOR HOMES ON LOTS 2 AND 3
11.
STREET LIGHTS SHALL BE INSTALLED AS RECOMMENDED BY ELK RIVER
MUNICIPAL UTILITIES.
s:XplanningXscott\p9615fcc.doc
RESOLUTION NO. 97 -
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
OAK RUN
Case No. P 96-15
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
Council on February 18, 1997; 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:
It is hereby determined by the City Council for the City of Elk River as
follows:
The proposed subdivision is consistent with the Zoning Ordinance
and conforms with all of its requirements.
Bo
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.
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.
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.
Eo
The proposed subdivision will not cause substantial environmental
damage.
Fo
The proposed subdivision will not conflict with easements of record
or with easements established by judgment of a court.
Go
The proposed subdivision will not have an undue or adverse impact
on the reasonable development of neighboring land.
Final plat approval is hereby granted for the Property, subject to the
conditions set forth in attached Exhibit B.
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.
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.
This final plat approval shall expire one year 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:
kkelkriverksys\shrdocXdocument\resoluti\p96-15.doc
WHEREUPON the resolution is adopted.
Passed and adopted this __ day of
,1997.
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 ~, 1997.
WITNESS my hand officially as such Clerk and the corporate seal of the
City this __ day of ., 1997.
Sandra Thackeray, City Clerk
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this
., 1997, by Henry Duitsman, Mayor, City of
Minnesota.
Elk
__ day of
River,
Notary Public
XXelkriverXsysXshrdocXdocumentXresolutiXp96-15.doc
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this __
., 1997, by Sandra Thackeray, City Clerk, City of Elk
Minnesota.
day of
River,
Notary Public
THIS INSTRUMENT WAS DRAFTED BY:
DOHERTY RUMBLE & BUTLER
3500 Fifth Street Towers
150 South Fifth Street
Minneapolis, MN 55402-4235
XXelkriver\sys\shrdoc\documentXresoluti\p96-15.doc
EXHIBIT A
The North 312 feet of the South 936 feet of the Southeast 1/4 of the Northeast
1/4 Section 18, Township 33, Range 26, Sherburne County, Minnesota.
Containing 9.64 acres, more or less. Subject to Right of way for Ogden Street
NW.
EXHIBIT B
o
10.
11.
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 MEMOS DATED JANUARY 17,
1997 AND APRIL , 1997 BE ADDRESSED AND INCORPORATED INTO THE FINAL
PLAT.
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.
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.
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.
0 I00 200 300
SCALE IN FEET
I inch = I00 feet
For the purposes of this plat, the east
line of the SE I/4 of the NE I/4, Sec 18.
Twp 53, Rng 28, is assumed to bear
North 00'25~11" West.
0 Denotes iron pipe set with a plastic
plug stamped R.L.S. 15057.
Denotes iron monument found.
Drainage and Utility Easements shall
be shown thus: I~ J
,o [ ~ I .....~,o_
I
Being I0 feet in width and adjoining
right-of-way lines, unless otherwise
indicated, also being 5 feet in width
and od joining lot lines, unless other-
wise indicated, as shown on the plat.
~$L28
OAK RUN
ES~O42'i$"W 1546.~6
1
2
3
~% NS~* 42' I3~Z 1344.06
~x~th L/ne Of ~' l/4 Of the NE I/4, Sec. IR T~
City Of Elk River
Sherburne County, MN
BOW ALL ~ BY TH~S]~ PRI[~TS: That WJC Development Corpor&Lion. a Mlnne~of~ corporation, fe~ owner;, and First ~'a~
~o~aUon, mo~ee of ~e f~ de~d p~pe~y ~[ua~ ~ ~e Stale of ~. ~ty ~ ~rb~e
Tow~ 33, ~e ~.
~ cau~d ~e ~ ~ ~ ~ ~d p~t~ as ~ RUN ~d d~ ~by d~ ~d d~ca~ ~ ~ ~c f~ pubic
~ed ~ ~ day of 1997.
WJC I)EV]g~OPMENT CORPORATION
B~,_ ite:
BF..
State of i~Inneects. County of
The for~oh~ ~trument was aeknowlad~ed before ]ne t.~ __ day of
Coq)oration, a Mtlmesote corporatlol~ on behalf of the corpor~ti0n.
its:
tg97 by ~lll~m J. Chrietla~ Pras3tdent of WZC Development
State of Minnesota, Co~l~ty Of
The forefoinf ~e~t was mcknovlsdsed be~'oz'e me f.b~s --
and by [he
My Co=~ni~ion expires:
Notar~ PubUe
CountT, ~nneaota
day of 1997 by the
of First NmUon~l Bank cd lay Ri~er, & National Aasoc~ation, of behalf of the a~oci~tia~
Notar~ Pubtin
County. ~innesota
I hereby earthy that I hav~ surveyed and platted tl~ prope~y d~-ib~d on this plat ~ OAK RUN; that ~ plat la a correct representation of the survey;,
that all dtstane~s are m~T~ly ShOWn m the plat ~ f~ ~ ~ ~ a ~ ~ ~ ~ ~ ~ or ~ ~, ~y ~ ~ ~e I~
sho~
State of t~nne~a. County of
The fore&m~ Surwyor'l CerUflcate was a~owle~d hef~ me ~ ~
~ ~o. 81~.
day of
1997 by John O. Oliver. Land Surveyor, Minnesota
Not~r7 Public
County, Minnesota
clay of
Attested: Clerk
I hereby eerUfy that proper evida~xce of title has been presented to and e-~ln~d by me and I hereby approve this plat as to form and execution this __
day of 1997.
Elk l~yer C~ty Attorney
P~r~uant to Sherburne County Ordinance Number 006. I hereby cer~y t~at this plat has been checked and approved et~ to compliance wtth Chapter
Minnesota Statutes this __ day of 1997.
Sh~rbt~qle County Surveyor
No del~quent ts~ec due and ~er entered this __ day of
1997.
I hereby cert~y taxes p~y~ble in the year --
on lands herein described are paid in ~ tJ~s_
Sherbm.ne County Auditor
day of 1997.
Sherl, mme County
I he.by c~Ufy that this instrument m filed in the office of the County Recorder for record on this --
o'clock __~M. and was duly recorded ~ Document No.
day of
Shorbu~ne County Reoorder
John . Olivm~, Lazed Surveyor
Minneaoth Ltoenae No. 8194
ITEM 7.6.
'ty of
MEMORANDUM
iver
TO:
FROM:
DATE:
Mayor and City Council /! ..
Scott Harlicker, Planning Assistan
February 18, 1997
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
The project is located at the southeast corner of 211th Avenue and Ogden
Street, PID it 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 CouncilfP96-15
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 spht.
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
prehminary 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 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.
Memo to the Mayor and City Council/P96-15
February 18, 1997
Page 4
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.
ALL GRADING WILL NEED TO BE CERTIFIED PRIOR TO ISSUANCE OF BUILDING
PERMITS.
10.
A GRADING AND DEVELOPMENT PLAN BE PROVIDED SHOWING LOWEST
FLOOR ELEVATION FOR HOMES ON LOTS 2 AND 3
1'1.
STREET LIGHTS SHALL BE INSTALLED AS RECOMMENDED BY ELK RIVER
MUNICIPAL UTILITIES.
Lr
/ ~. %~
/
/%
I
2OO
o
~:~ ~ FEET
SCALE.I i~ct~ = I00 feet
L£GAL
Dcainage grid Utility Eas~entS
be ~own thus: il1
Being 10 feet In width and
r.~J.-oted olSo being 5 feet ~ width
Oout~e ~l,e ~_ ~R~ 52 '~'2tl~ Ave NW
odront ~.o, u. - C)otum)
[NI~L£VO~AItON . 946.90 leer
.o. j
I
FI. O~O.O0
2 3
0 I
210TH AVENUE NW
,/ / /
B
//
LEGEND
po~ sible PrlmO~ y
~2
8 g IO II 12
0 ~ U ~.
~ [1 NO J
February 10, 1997
City of Elk River
PO Box 490
Elk River, MN 55330
TO WHOM IT MAY CONCERN:
We, as residents along 21 lth and Ogden, feel strongly that the new road (210th) should
not be black-topped at this time. It should be gravel.
NAME
ADDRESS
i3lezg 2 ~ ~B ,Ore
PHONE
z_/q/ . '7
January7,1997
City of Elk River
PO Box 490
Elk River, MN 55330
Dcar Sir/Madam:
We feel that the other new residents and existing residents along 210th will push to have
211 th & Ogden blacktopped if 210th 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
PC) Box 490
Elk River, MN 55330
TC) 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,
Janua~, 10, 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,
?
FROM:
DATE:
ITEM 6.3.
MEMORANDUM
Planning Commission
Scott Harlicker, planning Assistan~
January 28, 1007
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
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 fxom City Engineer, dated January 17, 1997
Overview
The apphcant 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
remeining 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 CommissionfP 96-15
January 28, 1997
Existin¢ 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.
l~%inimum 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 apphcant 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 line 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
possibility of the larger 6.5 acre lot to be spht into 2 lots.
s:\planning\scott\p96-15.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
prehminary plat request for ~T.J.C. Development Corporation to subdivide
9.64 acres into 3 single family lots with the following conditions:
A developers agreement be prepared outhning the terms and
conditions of the plat approval and installation of improvements.
o
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 pubhc improvements.
o
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: \plannin g\scott\p 96 - t 5. 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
ancl approvec] ]~y ~;]~e City Engineer prior ~o lille i~suanee of t~uilcllng
permits.
All grading will need to be certified prior to issuance of building
permits.
10.
210th Avenue shah 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:\planningkscott\p96-15.doc
2181'1.4
2".2T~
21'~TH
210TH
209TH
208'I~1
207 ~'~1
205TH
2DSTH
2(:~'~-~
202N0
2015T
LOCAT
N
?
1,
~ ZONING
City of
Elk" River
CIL~SULTIA[~ g(,IAEEIL~
t326 Energy Park Drive
St. Paul, MN 55108
612-644-4389
1-800-888-2923
Fax: 612-6~.4-9446
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
W'"~NICIPAL
~NING
~3LID WAST~
STRU~URAL
SURVEYING
TRAFFIC
TRANSPORTATION
~LEgRICAL/MECHANICAL
ENGINEERING:
HVAC
~3WEI( DISTRIBUTION
SCADA
SYSTEM CONTROLS
OFFICES IN:
'NEAPOLIS
PRIOR LAKE
ST. PAUL
WASECA
As requested, we have reviewed the submittal package for the Oak Run Addition. The
package consisted'of a Prelirninary 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.
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 Oppormnib' 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
Terry J. Maurer, P.E.
TJM:tw
354-1702.jan
CON~ILTING ENGINE
1326 Energy Park Drive
St. Paul, MN 55108
612-644-4389
1-800-888-2923
Fax: 612-644-9446
April 14, 1997
File: 230-354-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
OAK RUN ADDITION
FINAL PLAT AND PLAN REVIEW
Dear Mr. Ach:
CIVIL ENGINEERING
ENVIRONMENTAL
MUNIC!PAL
qNJNC~
SOLID WASTE
STRUCTURAL
SURVEYING
TRAFFIC
TRANSPORTATION
ELECTRICAL/MECHANICAL
ENGINEERING
HYAC
POWER DISTRIBUTION
SCADA
SYSTEM CONTROLS
As you requested, we have reviewed the final plat for the Oak Run Addition. Along
with that, we have also reviewed the plan sheet for the street construction associated with
that development. Based on our review, we would offer the following comments:
The final plat should label the drainage and utility easement along the north side
of the plat boundary as ten feet wide. It is shown as ten feet wide but the detail
would indicate that it is only five feet wide, unless specifically noted. Also, the
easement for drainage purposes in the southwest corner of the plat at the
intersection of 210~h Avenue and Ogden Street should be labeled as a drainage and
utility easement.
The temporary easement to build the cul-de-sac at the east end of 210th Avenue
should be prepared by the Developer's surveyor and submitted as part of the final
package. This easement can then be recorded at the same time as the final plat.
There is a low point in 210th Avenue, approximately 185 feet east of the Ogden
Street intersection. At that point, there are two catch basins and a flared end
directing the runoff to the pond in the southwest comer of the plat. The grading
plan indicates there will be a relatively steep side slope on the north side of 210th
Avenue near this flared end section. We would suggest that the flared end
section be angled to the northwest out of manhole No. 101 and should be
extended slightly further to provide for a reasonable slope on the boulevard area
behind the curb.
~FFICES IN:
.,iINNEAPOLIS
PRIOR LAKE
SI. PAUL
WASECA
There is approximately 300 feet of street that will drain to the temporary cul-de-
sac at the east end. It is unclear where this drainage will go from this point. We
would suggest that there be a small pond constructed in the half of right-of-way
that was dedicated on the east side of the plat. The water could then be directed
off the cul-de-sac and into this small ponding area where sediment and rate
control could be accomplished.
An Equal Opportunity Employer
Mr. Steve Ach
April 14, 1997
Page Two
5. No project specification was submitted with the plan sheet. A project
specification should be prepared, submitted, and reviewed prior to any
construction taking place.
6. The plans should include a signature box for the City to indicate approval once
the changes are made.
7. A preconstruction meeting needs to be organized by the Developer's Engineer
before any construction takes place.
If you have any questions regarding these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
Terry J. Maurer, P.E.
TJM:kh
354-1407.apr
cc: Mr. Terry Herman, John Oliver & Associates