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7.10. SR 07-21-1997 rCI ---\j ( ); EIll Item #7.10. MEMORANDUM TO: Mayor and City Council FROM: Steve Ach, City Plannew~ July 21, 1997 DATE: SUBJECT: Administrative Subdivision Request by Astrid McBeath, Public Hearing Case No. AS 97-1 Issue Consider administrative subdivision to divide approximately 17 acres into two parcels. Location The subject property is located at the westerly end of Island View Drive and 191st Avenue. Zonine/Land Use RIb (Single Family Residential) 1 MR (Medium Density Residential) Attachments . Letter from City Engineer dated March 12, 1997 . Location map . Exhibit A . Exhibit B . Preliminary plat of Island View Fourth . Minutes from August 27, 1997 Planning Commission meeting Backeround The subject property was previously presented to the Planning Commission as a preliminary plat. The plat involved subdividing the proposed Parcel 2 into one acre lots, which is in accordance with the RIb zoning requirements. This area does not have city water and sewer; however, is within the urban service area. Attached is a copy of the proposed plat presented to the 13065 Orono Parkway. P.O. Box 490. Elk River, MN 55330. (612) 441-7420. Fax: (612) 441-7425 Memo to the Mayor and City CounciUAS 97-1 July 21, 1997 Page 2 plat request has been postponed until a future meeting date. The plat will most likely begin through the process once the administrative subdivision is completed. The administrative subdivision has been postponed for the past 3 months to permit the title company and others to resolve ownership issues. As I understand this process has not been formally completed; however, is continuing towards a resolution on the matter. This application should be conditioned on the ownership matters resolved prior to recording the subdivision with Sherburne County. Street Extensions When the preliminary plat was previously submitted to the Planning Commission for review, staff raised an issue regarding the extension of Island View Drive through the subdivision and ultimately connecting with 191st Avenue in the Belgin Acres development. Island View Drive is platted to the westerly limits of the plat indicating the road was planned to be extended. 191st Avenue in Belgin Acres was included as an outlot which has been deeded to the city for future right of way purposes. Therefore, staff has suggested a connection of these two streets providing alternative access points for the Island View, Belgin Acres and development of the remaining vacant land. The residents from the Island View Drive area were opposed to any extension as they felt it would increase the amount of traffic on Island View Drive. To satisfy the emergency access concerns, staff has recommended that these two roads be connected in manner that will not serve as a cut through or encourage any additional traffic; rather, provide another means of access to the Island View Drive area in the event of an emergency. EasementslRight of Way Currently, Elk River Township road (189th Avenue) has 40 feet of right of way. Additional right of way should be granted as part of this administrative subdivision to accomplish the full 60 feet in the event this roadway is ever upgraded to a city standard. Furthermore, appropriate drainage and utility easements should be provided throughout the administrative subdivision. These easements should cover any wetlands on-site. As discussed above, if Island View and 191st Avenue are to be connected in the future, the appropriate right of way should be obtained as part of this subdivision. s:\council\as97 -1.doc Memo to the Mayor and City Council/AS 97-1 July 21, 1997 Page 3 Svrine/Stream The survey notes a spring located in Parcel 4 which is probably associated with the stream passing through Parcel 6 towards Lake Orono. The significance of this spring and stream will need to be considered when this area is platted in the future. Provosed Subdivision As mentioned above, the ownership matters are slowly being resolved. Attached as Exhibit A is a survey explaining the transferring of property and the parcels involved. Some of the lot line adjustments can be handled administratively to assist in "cleaning up" some land discrepancies. Exhibit B illustrates the area subject to the subdivision. This area involves approximately 17 acres and is proposed to be subdivided into a 5 acre and 12 acre parcel. The survey still acknowledges some possible ownership issue along the east property line. This will need to be resolved. The primary issues with the subdivision relate to the road extensions, future subdivisions and ownership issue. Future Develovment of Area Beyond the limits of the proposed administrative subdivision there is additional vacant land which may be developed in the future. In order to understand the ultimate development of this area, a concept plat should be prepared illustrating future streets and possible lot design. This exercise will provide a visual representation as to how the vacant area may be developed and assist with decisions relating to the street extensions, storm water pond, park needs, etc. Park and Recreation Recommendation The Park and Recreation Commission has recommended the park dedication requirements be satisfied with the payment of cash. Recommendation Staff would recommend that a concept plan for the future subdivision of this "area" be prepared prior to approving any subdivision of this property. Given the number of issues associated with the future development of this area, any approval at this time may preclude obtaining necessary easements or efficient subdivision of the area. Furthermore, staff originally recommended s:\council\as97 -1.doc Memo to the Mayor and City Council/AS 97.1 July 21, 1997 Page 4 no action be taken until the Torrens proceeding are completed. It is staffs understanding this process has not been completed. If the Council wishes to recommend approval of the proposed administrative subdivision, the following conditions would be recommended: 1. PAYMENT OF PARK DEDICATION FOR THE TWO LOTS BEING CREATED. THIS FEE MUST BE PAID PRIOR TO RECORDING THE SUBDIVISION WITH THE COUNTY. 2. PAYMENT OF A SURFACE WATER MANAGEMENT FEE PRIOR TO RECORDING THE SUBDIVISION AT THE COUNTY. 3. AN ADDITIONAL 20 FOOT STREET, DRAINAGE AND UTILITY EASEMENT ALONG THE EAST SIDE OF 189TH AVENUE BE GRANTED TO THE CITY. 4. APPROPRIATE DRAINAGE AND UTILITY EASEMENTS BE GRANTED TO THE CITY PRIOR TO RECORDING THE SUBDIVISION. 5. THE NORTHERLY PARCEL BE COMBINED WITH AN ADJACENT PARCEL TO AVOID CREATING A PARCEL WITH INADEQUATE LOT FRONTAGE. 6. ALL OWNERSHIP ISSUES BE RESOLVED PRIOR TO RECORDING THE SUBDIVISION WITH SHERBURNE COUNTY. 7. THE APPROPRIATE EXEMPTION TO SUBDIVISION REGULATIONS BE COMPLETED TO CORRECT THE OWNERSHIP AND LOT LINE ADJUSTMENTS. s: \council\as97 -1.doc ......-."...............,.. - '99TH ,. HE:JQ: ~.~ - . 'I--- . ~. .'. f- ~ .' J _ . .. 1t1,,".L.. ~ ~ -,-' -:-: , . ,Q rUc:Jj\ . , ~/i i I - i i ~: ~ : ~ \ \ ~ , : ; I' \ \ I ~:~, .~..' ; i,.\ /" .. . \; ",.. ',\ ' /' '. i i I --, . \ . ~ R1c ~~~:g I , l ...: : t--, 1$::z..tC./ .~',' ,J' ! , ~ . ~~..>.... - ~ ,.' ~ OTY ~~r.~. ~ ,-' .' ' ~\ PARK . ~ i : : ,~\ f ,.; .._ .,,"' ~. .-':~...--'-=.-,,. - I . ... 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BP ~...,.".: i i;;1 I I'I~ ,__:?,:~~';'ci ~ ~I ~1:->'~:1tB... : ... ., .1f~~~ -::"ii~~.~"'f~~;?n?,~'~ ~. .-' ,... .~.,~, ~,,, ....,. .. .., ^'.C .' ..' ~ ~~~--: ~ . It;: - ., ..1......., f~~':: .~'" of '""->. ." ._ &: .... . R1c ~ !',. - ", ".\" ~~~ . B~B ~ ~ ~ ~~.' ,. ~_.'.:"'.'.' ~!3 -! ...... ~..II.i. f7 I': :': I I!!...."'. _ __.~...: '.. - '. .~. ,~",. '. _ ,..--::....Y.:) \ ,.-;----'O"~I&; //I/~I J 'J~p ;/j /,' ./ ::';;\' 0'~~. / · , ' 1 ~ \ I ; ; ! \ ~..--: ",........ geTH ~ \ P I I ",:\I~'. '? : ~I~.'" ~ _~.:r .f'" .~ '96TH '- ,~ :::-.;;.. '....~, .... . '9<TH '- ~ ~ ~ .~ ~ I i !~ \ j : : '66TH .- i 1 i I '85TH !~ ~ c ~ ~ I\''>'~....?i I' ,.,. . ~ ~1'C'X~;,.\,.n'':.':'~ . " ~ -..::~ . ..... . !!lIST ...._ . <oJ ,"""'" ~); _ C2.\Y of ,,~~"" . .LJlk''-River . 13065 Orono Parkway. P.O. Box 490 Elk River, MN 55330 ZONING MAP CASE: AS Q,-, N 8 ;7 tI~~ rO.\SIlTI.\I; nGl\EERS 1326 Energy Pork Drive Sf. Paul, MN 55108 612-644-4389 1-800-888.2923 Fox: 612-644-9446 CIVil ENGINEERING: ENVIRONMENTAL ]PAl '.ANNING S:)lID WASTE STRUCTURAL SURVEYING TRAfFIC TRANSPORTATION ELECTRICAl/MECHANICAL ENGINEERING: H'IAC P:)WER DiSTRIBUTION S :ADA SYSTEM CONTROLS :ES IN: MINNEAPOLIS PRIOR LAKE ST. PAUL WASECA March 12, 1997 File: 230-330-11 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: ASTRID McBEATH ADMINISTRATIVE SUBDIVISION Dear Mr. Ach: As you requested, we have reviewed the proposed administrative subdivision for Astrid McBeath. The survey was prepared by John Oliver and Associates and had a revision date of January 31, 1997. We would recommend that no action be taken on this request at this time. We would recommend that it either be tabled indefinitely or, if action must be taken because of time restrictions, that the administrative subdivision be denied. We make this recommendation because it is apparent from the survey that the title to the property is in question. If this administrative subdivision were to be granted, there should be a number of easements provided along with the administrative subdivision. These would include easements to connect 19Pt Avenue and Island View Drive in the future, easements over the stream shown on the drawing, and easements around the perimeter of the property. Because of the unclear title on the property, it is not readily apparent that the appropriate easements could be granted with this subdivision. It is my understanding that the property is currently going through Torrence procedures. We would recommend that no consideration be given to this administrative subdivision until the Torrence procedure is complete. At that point in time, the title should be clear and the appropriate easements can be given along with approval of the administrative subdivision. If you have any questions regarding this, please call. Sincerely, MSA, CONSULTING ENGINEERS ~ ?/If~ T~urer, P.E. TJM:tw 330-1218.mar An Equal Opportunity Employer I I /~ I " -; \ g ~ ,., NOUcl3::JX3 D1l . :.. . ,,~v 10'9 :"!V10l .. I .rr.J ~ .., ,,'V 60'0 7,oav . . . "::.1 . . ,,'v Z6~ ~ . - -- -- e /saJrJcl---~- 0.' , - ~ - .' '. , ~, 11 . ()"........ "J .ft ;..\~ ...,~t. \ ~ 1 o~ 1 ~_4 ~O I . ,PJ tJ ,fP ~. \ \______~_._~._~~_:.!l__ \ " .' ". ~. .. ~ 'i' . \... ? ;', _ ... .... .... :. :; { .... . nt 1\... !\. . - .. . . . :Ii,: ..' .1 '. it ~'~l ~. ~ 0\ <:> to ~)o ~ ~ ~ ~ ~ IJ ,} ~ \.~ ?'iJ .~ 'I :i ~ 'I " ~.. ... "'~ \ ...:-----~----------- Q... ...... ..... ,.. c; ... !:. t a at.." c ~ .. 'i~8'8~' o!c\ ~ ~"- \ ~~ ~!C\ \ ~"- .~! \ \0 ;:! \ \ \ \ \ \~ _ _-:~i --- - ------- \ \ . . . . :acoo: ..... -LV!;\/! &0. 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P~ I ,wot: 0.20 Ael' Add' 19.14 Ft NE:T: 5.20 Ae" Parr<< I (fin) :;: , T \ I \ , \ I \ I .. \ " \ I \ I \ , \ I \ 1 \ : \ 1 \ I \ 1 \ I \ 1 \ I \ : ... ..~ 4- ~.... ,'. .' \ I -.~::,.(,;;~'~. .'.... . '" \ 'I ;,. &" .\.,' '... " . '. \ . So':::,,~' ~ 7.: Soulll LIM Of.Ncnh 4,Z.OO n. Of SC 1/4. SC 1/4. s.c .J() \ II I I." . -... "'. / . . . . , , Jc '~'~"':.i " . S89.:J2'/4'E446.06. \ .<1, ." ~ - - - - - - - - - - - ---'1,1--1. -T- -- ... .. - . <. From Mc6fATH T. K.o. It J.II. LOCKWOOO j . " -$-, Witness Com",. ............. A SHD?IJt.RNE: , Ccunly _, ,I , \ x -X-X-x_x " ............. I ''''.,. +"0..... -- I ~ I I " ------------------ I I I I I I I i:: OJ I ;! ~ "'u .. , ~~ -II: ~~ I ~_ I .- l' ~~ ~~' ~ ~~ , ~~I~~! .-'" . ~ trj 1~ - ----_.:~---~-----~~ I~ ~~ -'- # i~l~ i~ (. S ~~I~ ~~ < tJ 0 0 <) _,.~ I i ,i.J5 1 r "1r -::~\'.:: '. ..," J. , '~~ ., , . \ ~ '--7-1.~--:--.-:--:--------\ " r .;.~\ Z \.cP~ rv- J.tJ. " re; ",.f>." 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C6 ~~: ~ _W') ~ -.., ~"'12--_ ---------~- 1>., ,- -- . XXWOOD: """, .... - Soutn L.,. Of SC V~. SC I/~. 5<< .J(), S89'32'/4'T 440.00 ()Hd . "'~ ~ ./ P.o.s. Of ..... ....l No. 111525- " . 1 ! I' i' \'/.1\<j~9 00\04 \ \\\<J1.'>- . 110- o ..s\. XI ..~ .p'p I-rP " .)oil' I ~.. · ~~"!1 ~\ .e X l ~ ., ..... -"Point ,," ---760.00--- . ". 'r-, ~ ':'.. , . L-------- - -. I Q, I ~ , / ( , , '~., i ",. ~ ~ )( t I 1 )( " . _:::~ . -- . -- ~-- . 1 I I ~. ~ g ~ .' . AlcS(tQt/J f. R.-nnont ~ CROSS: 11.38 ,ole" LeSS: 0.09 Ae" In CAP 1L29 Ac" AlJO'L:"- 0.29 Ae" In Pore., ~ NeT: _ IL58 Ae" " .' ,,- . .... - ~I~ Lt.. Of ;.,ortir 51/.I~ n. Of SC V~, SC I/~, s.c .J() is :. r . ~?.'.: . / :, ...... . , tI I' I / ./ I / , / Parcel 6 _ - Parcel 3 ~ 5.92 Ae,", Aoot 0.09 Ae" ... Dnc CAP TOTAL: 6.01 Ac" :!!. ,.' ",f" ~ J:JCK EXCEPTION ,.. ~ #5 -..'"- / ' / I / . / / ' ". /. / . /, I . / '_ - S1y &1. Of Oy L... -x ~-:." Of N'/yPorl OfCX ~ --X__x__ . ',(f~"-. // . x--x--t' ;. - P.O.8. / cf.\. · x / fJ~ ~ 12"~ / .. \I' 120,.,.t.......,...... I . / ~ t'tJG9eO ~-*54....... ~~'&. / ; d-~ 10,':- 9 cr' ~ I ,. '6 / ."..t 0 ,r# O-~ Si# ,~. "\ -\'. ",. -'. .:.. . . ~ -\1 Y rr<l" cIod"V '-z.V<O,":,~" ..~ __5 ,",00 If' . ; 'G.). ~ ", X ~ - ep<fl1 ~~ '.' '-,:8- t -:t _1-0- . ~\ &>",./ 0 , !II / (/,t~ \ ~~_~f I ,,(-i,.,~ .~ '.';> IJ- '. . \/~~:~'W . "/_ s1Z ~\ . 'I -/ / . /'>'-'''\ I . . i . , I, I . / " 1// .\ , .. \ SC Com.,. Of /$t Parr<< Dnc'd ... 1n.1. No. 11152$ o ttt...uction Of O..-d Oi.toncu Of :120' . fJ:J8.5'_ ..... .... , , " '" "\ , . '. . . . -:0..:.. 'Y 'l:.:''''~ . - .... ~ "~"'.~\' ~ \; ~ ~ 1 / j / / .JJ5. ,'. . ~ -'-.;.,..; . I I I I I I I I I I 1 , I I , I I , I I I I I ~ o --- 1 I I 1 ~ ... ., ~ <: i5 ~ <: ::> o " , .j . <; II: ~ .' .... '" ~- ~~ c~ ~~ <: ::> ~ I. x . / 2 " ~ I :; I "- I .. ~ " ~ ~ "- I !'< I ~ ~ ~ r .. I : ,,' l I I ~ I I 0 I - ! ; I, I: 1-' I, I' ~ ......- ./ r r \ -......... I \ "" ./ \ \ 2 ~ '.... 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