6.2. SR 02-17-1998/ity of
TO:
FROM:
DATE:
Item # 6.2.
MEMORANDUM
Mayor and City Council
Scott Harlicker, Planning Assistant~
February 17, 1998
SUBJECT:
Request by Dave Gracik for Prelim-
inary Plat Approval (Hidden Creek),
Public Hearing Case No. P 97-17
Request
Dave Gracik is requesting preliminary plat approval to subdivide
approximately 4.6 acres into 7 single family residential lots.
Location
The southeast corner of 193~d Avenue and Meadowvale Road.
Zoning/Land Use
Rlc (Single Family Residential) / MR (Medium Density Residential)
Attachments
Location plan
· Preliminary plat
· Letter from City Engineer dated 12/15/97
Background
The 4.6 acres is located at the southeast corner of Meadowvale Road and
193~d Avenue. The property has 822 feet of frontage on Meadowvale Road and
236 feet of frontage on 193r~ Avenue. There is a wetland located in the
northeast corner of the plat and a DNR regulated stream which bisects the
property into a north half and south half. There are some woods on the
northern end of the property, but most of the site is open. The site is gentle
rolling with the high point located near the existing house, which is located
in the southern half of the property. The house will remain and be
incorporated as part of one of the lots.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo/Mayor & City Council/P 97-17
February 17, 1998
Page 2
Overview
Layout
The 4.6 acres is proposed to be subdivided into 7 lots. The lots range in size
from 15,158 s.f. to 47,849 s.f. The 47,849 square foot lot will contain the
existing house. As proposed, the lots meet the dimensional requirements of
the Rlc district.
Because of the wetland located on lot 1, development of this lot will require
the filling in of a portion of the wetland. Up to 400 square feet of wetland can
be filled withOut requiring a wetland permit, in order to do this a wetland
exemption has to be filed. A detailed grading plan for lot I should be provided
showing exactly how much wetland will be filled in order to accommodate a
home and a 25 foot buffer between the proposed house and the wetland. The
development plan for lot I crucial. The development plan will show the house
pad and include the style of house that can be built, ie. walkout, rambler,
split entry, lookout etc. The wetland restricts the size and type of house that
can be placed on this lot. To avoid the need for a wetland permit, the width of
the house will be limited to about 26 feet.
Right-of-Way and Access
No new roads are proposed as part of this plat. All the lots will have frontage
on Meadowvale Road, which is a county road. There is currently a 33 foot half
right-of-way on Meadowvale Road. A 50 foot half right-of-way is proposed
with this plat. With the exception of the existing house, all of the proposed
lots will have shared driveways on Meadowvale Road.
Grading and drainage
All comments of the City Engineer will have to be addressed. A drainage
pond is shown in the rear of lots 3 and 4. A drainage and utility easement
should be in place over the proposed pond. If a portion of the wetland on lot1
is to be filled, the drainage and utility easement should be adjusted to
correspond with the revised wetland boundary.
Sewer and water
The plat is located within the urban service area and will be serviced by
municipal sewer and water. There is an existing water line on the east side of
Meadowvale Road that will provide water to the plat. Sanitary sewer will be
extended south from 193ra Avenue. Additional comments are found in the
City Engineer's memo dated 12/15/97.
s:\planning\scott\p97-17cc.doc
Memo/Mayor & City Council/P 97-17
February 17, 1998
Page 3
Park and Recreation
The Park and Recreation Commission recommended cash dedication to meet
the park dedication requirements. The Comprehensive Park and Recreation
Plan identifies a trail along Meadowvale Road. It is recommended that the
applicant be responsible for the construction of a 10 foot detached trail along
Meadowvale Road. A detailed plan for the trail shall be submitted along with
the construction plans for the water and sewer. The trail location should be
so any future improvements to Meadowvale Road do not disturb the trail.
The plans show a footbridge over the creek to accommodate the proposed
trail. The applicant should work with the Department of Natural Resources
and Sherburne County to extend the culvert and fill in the area east of
Meadowvale Road as an alternative to the footbridge.
Planning Commission Meeting
At the Planning Commission meeting held on January 27, 1998, no one spoke
at the public hearing. The Commission discussed the development of lot 1
and the limitations the applicant will face in situating a home on the lot and
the style of home that could be built on the lot. Construction of the trail was
also discussed. The policy of constructing the trail as part of the process of
installing improvements, that the cost of the trail was included in the escrow
covering public improvements and the timing of the trail installation was
explained. The speed limit on Meadowvale Road and the possibility of
reducing the speed limit because of the impact of additional driveways was
discussed.
Recommendation
The Planning Commission and staff recommend the City Council grant
preliminary plat approval for Hidden Creek (Case No. P97-17) with the
following conditions:
1. A DEVELOPERS AGREEMENT BE PREPARED OUTLINING THE TERMS AND
CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS.
2. ALL COMMENTS OF THE CITY ENGINEER'S MEMO DATED DECEMBER 15, 1997 BE
INCORPORATED INTO THE REVISED PRELIMINARY PLAT AND MADE A CONDITION
OF APPROVAL.
3. A LETrER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE
COSTS OF PUBLIC IMPROVEMENTS.
4. UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM ACCEPTED
BY THE CITY, A WARRANTY BOND IN THE AMOUNT OF 25 % OF THE
s:\planning\scott\p97-17cc.doc
Memo/Mayor & City CounciYP 97-17
February 17, 1998
Page 4
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 GRADING AND EROSION CONTROL PLAN AND DEVELOPMENT PLAN BE
SUBMITTED AND APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF
BUILDING PERMITS.
8. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF A BUILDING PERMIT.
A DETAILED DEVELOPMENT PLAN OF LOT 1 BE PROVIDED SHOWING THE HOUSE
PAD AND THE AMOUNT OF WETLAND NEEDED TO BE FILLED IN ORDER TO
ACCOMMODATE A 26' WIDE HOUSE AND A MINIMUM 25 FOOT SETBACK FROM
THE WETLAND.
10. FRONT YARD TREES BE PLANTED ON EACH OF THE LOTS.
11.
SHARED DRIVEWAYS SHALL BE PROVIDED FOR LOTS 1 AND 2, LOTS 3 AND 4 AND
LOTS 6 AND 7 IN ACCORDANCE WITH SHERBURNE COUNTY HIGHWAY
DEPARTMENT'S LETTER. A PERMIT FROM SHERBURNE COUNTY MUST BE OBTAINED
PRIOR TO INSTALLING THE DRIVEWAYS.
12. CONCERNS CONTAINED IN THE COUNTY DITCH INSPECTOR'S LETTER SHALL BE
ADDRESSED.
13.
DEVELOPER CONSTRUCT A 10' BITUMINOUS TRAIL ALONG MEADOWVALE ROAD.
DETAILS OF THE TRAIL SHALL BE INCLUDED IN CONSTRUCTION PLANS THAT CAN
BE REVIEWED BY THE CITY ENGINEER. A REIMBURSEMENT TO THE DEVELOPER IN
THE AMOUNT OF $10.00 PER LINEAL FOOT WILL BE CREDIT TO THE PARK
DEDICATION REQUIREMENT.
14.
THE FOOTBRIDGE BE ELIMINATED AND THE APPLICANT WORK WITH SHERBURNE
COUNTY AND THE DNR TO FILL AND EXTEND THE CULVERT ON THE EAST SIDE OF
MEADOWVALE ROAD. PERMITS FROM THE DNR MUST BE OBTAINED PRIOR TO
GRADING OR FILLING ADJACENT TO THE CREEK. COPIES OF ANY PERMITS SHALL
BE PROVIDED TO THE CITY.
15.
DRAINAGE AND UTILITY EASEMENTS BE PUT IN PLACE OVER THE PROPOSED
DRAINAGE POND. THE EASMENT OVER THE WETLANDS SHALL BE MODIFIED TO
CORRESPOND WITH THE NEW WETLAND BOUNDARY AFTER THE 400 SQUARE FEET
HAS BEEN FILLED.
16.
DEVELOPER BE RESPONSIBLE TO PAY A LATERAL ASSESSMENT FOR WATERMAIN IN
MEADOWVALE ROAD, AND A WATER AVAILABILITY CHARGE IN THE AMOUNT OF
$300 PER LOT BE PAID TO ELK RIVER UTILITIES PRIOR TO RELEASING THE PLAT FOR
RECORDING.
s:\planning\scott\p97-17cc.doc
Memo/Mayor & City Council/P 97-17
February 17, 1998
Page 5
17. ALL FEES ASSOCIATED WITH THE PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
s:\planning\scott\p97-17cc.doc
~ LOCATION
Ell "'F-Ri -er MAP
River. MN
PRELIMINARY
HIDDEN
PLA T OF:
CREEK
TOTAL AREA OP PLATTED PROPERTY: 4.60 ACRES
PR£PARA770N ~47~: O~TO~£R I J, ~997
R~/tSED: JANUARY 6, 1998
LEGEND
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97122 Book 22 p. 64
1
O~NER\ DEVELOPER: Dave Graeik
lB201 Meadowvale Road
Elk River, Mn. 55330
25
PARAI. ZEL ttflH 1H£ NORIH LINE OF IHE NEI/4OF'
OF SE'C.29, 1;,3,X R.28.
PJI_~RIS I_~.ND SURVEYING
~"-'-;t,~-'~l.-.~"'
Howard R, Green Company
CONSULTING ENGINEERS
December 15, 1997
File: 802240j-0240
Formerly MSA
Consulting Engineers
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P. O. Box 490
Elk River, MN 55330-0490
RE: HIDDEN CREEK PRELIMINARY PLAT
Dear Mr. Ach:
As requested, we have reviewed the preliminary plat of Hidden Creek. It is located along the
east side of Meadowvale Road (County Road 44) just south of 193rd Avenue. Based on our
review and comments received at the staff review meeting, we would offer the following
comments:
The plat consists of approximately 4.6 acres divided into seven lots all fronting on
Meadowvale Road (County Road 44). Six of the seven lots have between 80 and 90
feet of frontage and all of the lots are deeper than normal, providing a slightly larger than
minimum lot area.
Sherburne County has reviewed the preliminary plat and requested 17 feet of additional
right-of-way and shared driveways. Their letter indicates that they would expect Lot 1
along 193rd Avenue to have a driveway off of 193rd Avenue and that they would expect
the remaining lots to utilize shared driveways as much as possible.
The City's park plan shows this section of Meadowvale Road to have a future detached
trail.. We would suggest that a 10-foot wide bituminous trail be constructed 1-foot off the
property line as part of this development. At this point in time the trail will not be
complete, but we feel it is important to have built before the eight lots are developed
because of potential neighborhood opposition, at a later date, to a trail in the front yard.
There is no grading or drainage plan supplied with the application. A detailed grading
plan will need to be submitted, reviewed, and approved. The grading plan should show
a minimum 50-foot by 50-foot building pad on each of the lots. The drainage plan will
also need to be submitted reviewed and approved. The drainage plan should show
storm water sedimentation ponds prior to discharging drainage to the wetland at the
north end or the ditch which runs through the middle of the plat.
It is questionable, given the County's request for additional right-of-way and set backs
required from the ditch through the middle of the property whether Lots 1 is buildable. It
1326 Energy Park Drive · St. Paul, MN 55108 ° 612/644-4389 fax 612/644-9446 toll free 800/888-2923
December 15, 1997
Mr. Steve Ach
Page Two
appears that Lot 1 will have no buildable space given the additional right-of-way
required at the westside of the lot and the large wetland that consumes the east side of
the lot. It seems the easiest solution would be to shift lot lines to the south to provide a
buildable space.
Lot 5 does have an existing home on it. The home does have an existing driveway out
to Meadowvale Road. It appears that Lot 5 is sufficiently sized so that the existing
structure will meet all of the set backs.
Sanitary sewer service is proposed to be provided by extending a gravity main from the
existing lift station located in Meadowvale Heights Second Addition. Sanitary sewer is
shown to be constructed along the frontage of all seven of the lots. Watermain already
exists along the east side of Meadowvale Road in front of these lots. One additional
hydrant would be necessary to serve the proposed development. This should be placed
between Lots 3 and 4. Given the recommendation that a bituminous trail be placed 1-
foot off of the property line, we would suggest that the sanitary sewer and water services
be extended into the lots to the 10-foot drainage and utility easement line. This will
make it possible to excavate the sewer and water services at the time the home is built
without disturbing the bituminous trail.
There is an 18-inch RCP culvert crossing under Meadowvale Road at the location of the
ditch. It will be necessary for this culvert to be extended easterly far enough to provide
for the wider right-of-way and the construction of the bituminous pathway. The ditch is a
DNR protected water, therefore, it will be necessary to work with that agency in
acquiring a permit for the extension of the culvert.
This property has not previously been assess for trunk sanitary sewer and water.
Therefore, we would recommend that the plat be assessed $3,800.00 per gross acre
minus any wetland or ditch area.
It is worth noting that at some point in the future it is likely that Meadowvale Road will be
reconstructed. Given the County's new cost participation policy it is reasonable to
assume that at that point in time there will be assessments against these lots for the
reconstruction of the roadway.
If you have any questions regarding any of these comments please call.
Sincerely,
Howard R. Green Company
Terry J.~vlaurer, P.E.
TJM/et
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