6.5. SR 02-17-1998y of
iver
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Item # 6.8.
Planning Commission
Steve Ach, City Planner_~~
January 27, 1998
Request by Dynamics Design and
Land Company for Preliminary Plat
Approval (Windsor Woods), Public
Hearing Case No. P 97-20
Request
Dynamics Design and Land Company has requested preliminary plat
approval to subdivide approximately 71 acres into twenty 2-1/2 acre single
family lots.
Location
Approximately ¼ mile east of County Road No. 1 and south of County Road
No. 33.
Zoning/Land Use
Rla (Single Family Residential) / LR (Low Density Residential).
Attachments
· Memo from the City Engineer dated January 21, 1998
· Location/zoning map
· Development plans
Overview
The 71 acre site lies south of County Road No. 33 and is somewhat irregular
in shape. The irregularity of the parcel is a result of the developer having to
deal with several property owners to combine parcels to facilitate the
proposed plat.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo To Planning Commission/P 97-20
January 27, 1998
Page 2
The property has a variety of natural characteristics ranging from low
wetland areas to very pronounced ridge which is forested with mature
hardwoods. The property also has County Ditch No. 31, which winds its way
through the eastern third of the property. Also, Northern States Power has
some large overhead wires which traverse the extreme northern portion of
the property almost parallel to County Road No. 33. The easement for the
power lines is approximately 240 feet wide. There is currently an existing
home located near the central portion of the plat. Lot 4, Block 1, is the lot
that would support the existing home.
Roads
As mentioned, the plat would be accessed from County Road No. 33. The
proposed road would extend into the property approximately 2,200 feet before
terminating at the southern boundary of the plat. Obviously, this road
exceeds the City's maximum length for a cul-de-sac (700 feet), however, it is
intended that this road will continue south through the adjacent property
and connect up with a short s. egment of street that was built off of County
Road No. 1 at approximately the 217th Avenue alignment. Therefore, since
this road is planned to be continued with a future development, an exception
can be granted for the maximum CUl-de-sac length.
The plat has also been sent to Sherburne County for theft comments. The
developer is planning on building a right turn lane into the project for
eastbound traffic on County Road 33. The appropriate permits from
Sherburne County Highway Department will be required prior to
construction.
The new road that will serve the lots within the plat crosses a short segment
of wetland which will require the appropriate approvals from the wetland
agencies. Preliminary review by the Tech Panel has supported the crossing
of the wetland; however, the comment period is still open until February 9th.
As the road continues south through the development, it rises sharply with
grades of approximately 7 to 8 percent up along the ridge line. Although
these grades are rather steep, they are within the City's ordinance which
calls for a maximum on local residential streets of 8 percent. Constructing
the street will obviously require lowering of the ridge line and grading
adjacent to the street to match the existing contours. At the southern end of
the street a temporary cul-de-sac will be required to allow vehicles to turn
around.
\\elkriver\sys\shrdoc\planning\p¢\p97-20.doc
Memo To Planning Commission/P 97-20
January 27, 1998
Page 3
Road Extension
As previously mentioned, the proposed road is planned to continue south
through the adjacent property and connecting to 171st Avenue. The exact
location where the proposed road should meet the adjacent property is an
issue which will need to be discussed further between the two property
owners. The property owner immediately to the south has indicated a need
to lower the grade of the roadway approximately four feet. This will allow
the street to match their property at an acceptable grade. Given the
topographic conditions of the property the road location as it matches the
adjacent property will be more critical than if the property had no grade and
the adjacent property could easily match into the road.
Right of Way~asements
The road right of way at the project's entrance should be adjusted to provide
a taper rather than 90 degree corners. This will ensure enough boulevard
area remains after the street is constructed.
The plat indicates 6 foot side yard and 12 foot front and rear easements.
These can be reduced to 5 feet and 10 feet, respectively.
An easement should be established on Outlot C along the County Ditch. The
easement dimension should be 50 feet from center of the ditch.
Trees
The property has large masses of existing trees spread out throughout the
plat. The primary mass of trees occurs along the ridge line and consists of a
mixture of hardwoods extending down to the edge of the wetland. There are
also some existing trees along County Road No. 33 which should be able to be
preserved with the exception of the street construction and connection to
County Road No. 33. Given the steep grades along the ridge line where a
majority of the development is to occur, the use of retaining walls should be
considered to minimize the amount of grading while at the same time
preserving as many trees as possible.
Wetlands
The City has begun the review process for the proposed wetland fill and
mitigation. Approximately 6,900 sq. ft. of wetland will need to be filled to
accomplish the road crossing. There will also be a mitigation plan which will
need to be approved and completed by the developers in exchange for filling
the 6,900 sq. ft. of wetland area.
\\elkriver\sys\shrdoc\planning\pc\p97-20.doc
Memo To Planning Commission/P 97-20
January 27, 1998
Page 4
Lot Area
All of the lots within the proposed subdivision meet the dimensional
requirements for the Rla district. Each lot has a minimum frontage of 160
feet and a lot area of 2-1/2 acres. A majority of the lots are exactly 2-1/2 acres
in size with a few of the lots towards the north end of the plat exceeding the
2-1/2 acre minimum lot size requirement. Although the lots have an area of
2-1/2 acres almost every lot has some wetland area part of the lot. Therefore,
the buildable area is less than 2-1/2 acres; however, each lot can support a
primary and secondary septic system, a well and a typical building pad (50' x
50').
Project Development
The proposed street to serve the lots in the plat climbs the ridge on the north
end and has an increase in elevation of about 42 feet before reaching the top
of the ridge. From that point, the road follows the ridge line towards the
southern boundary of the plat. On each side of the road, the grade drops off
anywhere from 7 to 20 percent. Given the steepness of the grades, staff is
recommending the developer perform some "custom grading" on each of the
lots to facilitate driveways into the lots and also establish building pads.
This typically is not done on rural subdivisions, however, in this case, given
the extreme grades and the wooded areas, some of the house locations,
driveways and septic fields will have specific locations at which they need to
be constructed. Therefore, we feel the developer is the best to accomplish the
correct grades for the house pads and driveways. For example, on Lots 5 and
6, Block 1, by using a shared driveway across Lot 6 to serve Lot 5 would
greatly reduce extensive grading to construct a driveway to Lot 5.
In terms of driveway locations, it has been discussed with the developer to
look at shared driveways. Shared driveways may help to minimize the
amount of grading and in turn, loss of trees in areas where driveway grades
are steep.
Septic and Well
Each of the lots in the plat have a primary and secondary septic system
shown. Also, a well for each lot has been identified. Two soil borings have
been taken; one on Lot 1, Block I and another on Lot 2, Block 2 in areas that
are relatively low to determine location of mottled soil. The soil borings
indicated that mottling occurring at 12 to 14 inches; therefore, mound
systems will be required on at least these two lots. Other lots which may
require a mound system are Lot 2, Block 1 and Lots 1 and 3, Block 2.
\\elkriver\sys\shrdoc\planning\pc\p97-20.doc
Memo To Planning Commission/P 97-20
January 27, 1998
Page 5
Construction of septic systems on the lots with severe grades will require
special attention to make sure they are designed and constructed
appropriately. It is assumed at this point septic systems on a majority of the
lots can be a typical trench system which will do a much better job in
avoiding tree removal as opposed to a mound system.
Outlot A
Outlot A is a small remnant in the extreme northwest corner of the plat.
This outlot will have to be combined with the adjacent property and not be
left as a remnant of this plat.
Outlot B
Outlot B is intended to be a landscaped island as an entrance into the
development. This type of improvement has been done in a couple of other
developments and to ensure proper maintenance is performed by the
residents of the development, a divided interest of Outlot B shall be assigned
to each of the lots within the plat. The plat should also be corrected by
cutting back Outlot B to eliminate that portion which extends into County
right-of-way.
Outlot C
Outlot C is a larger piece of property in the southeast corner of the plat which
is being reserved for future development opportunities. Currently, Outlot C
does not have street access to develop the parcel. However, there is the
possibility of having this accomphshed off Concord Street by the purchasing
of property from one of the residents in the adjacent subdivision. The
developer has discussed extending a short cul-de-sac to serve Outlot C and
creating residential lots. If this is to ever happen in the future, a plat will
need to be submitted and reviewed by the Planning Commission and City
Council.
Park and Recreation Commission
The Commission's recommendation was to accept cash to satisfy the park
dedication requirements.
Recommendation
It is recommended the Planning Commission recommend approval of the
preliminary plat for Windsor Woods with the following conditions:
\\elkriver\sys\shrdoc\planning\pc\p97-20.doc
Memo To Planning Commission/P 97-20
January 27, 1998
Page 6
A DEVELOPER'S AGREEMENT BE PREPARED AND EXECUTED OUTLING THE REQUIRED
IMPROVEMENTS.
ALL THE COMMENTS IN THE CITY ENGINEER'S MEMO DATED JANUARY 21, 1998, BE
INCORPORATED INTO REVISED PRELIMINARY AND FINAL PLAT.
A GRADING AND EROSION CONTROL PLAN BE SUBMITTED TO THE CITY AND
APPROVED BY THE CITY ENGINEER PRIOR TO COMMENCING GRADING ON SITE.
AN NPDS PERMIT FROM MINNESOTA POLLUTION CONTROL AGENCY BE OBTAINED
PRIOR TO COMMENCING GRADING ON SITE.
IF SEPTIC SYSTEMS ARE PROPOSED WITHIN THE NSP POWER LINE EASEMENT, A LETTER
FROM NSP WILL NEED TO BE SUBMITTED AUTHORIZING THE INSTALLATION OF A SEPTIC
SYSTEM AT THIS LOCATION. A LETTER SHOULD ALSO BE SUBMITTED FROM NSP
STATING THEIR APPROVAL FOR ALLOWING A RESIDENTIAL DRIVEWAY THROUGH THE
EASEMENT TO SERVICE LOTS 1 AND 2, BLOCK 2.
ALL THE DRIVEWAYS FROM THE PLAT SHALL BE PAVED 35 FEET BACK FROM THE CURB
WITH AN IMPROVED SURFACE TO REDUCE THE AMOUNT OF AGGREGATE FROM
UNIMPROVED PRIVATE DRIVEWAYS ONTO THE PUBLIC STREET.
ALL OF THE WETLAND APPROVALS MUST BE OBTAINED PRIOR TO FINAL PLAT
APPROVAL. THIS INCLUDES LETTERS FROM THE CORPS OF ENGINEERS AND OTHER
APPROPRIATE WETLAND AGENCIES.
o
A RESTRICTIVE COVENANT SHALL BE PLACED ON THE REPLACEMENT WETLANDS AND
RECORDED ALONG WITH THE PLAT.
o
A PERMIT SHALL BE OBTAINED FROM SHERBURNE COUNTY TO OUTLET STORM
DRAINAGE INTO COUNTY DITCH NO. 31.
10.
A PERMIT FROM SHERBURNE COUNTY HIGHWAY DEPARTMENT SHALL BE OBTAINED
FOR CONSTRUCTION OF AN EASTBOUND RIGHT TURN LAND ON COUNTY ROAD NO.
33. ALSO, THE PERMIT SHALL COVER ANY ADDITIONAL WORK THAT IS TO OCCUR
WITHIN THE COUNTY'S RIGHT OF WAY.
11.
THAT PORTION OF OUTLOT B WHICH EXTENDS INTO THE COUNTY RIGHT OF WAY
SHALL BE *'CUT BACK" OUT OF THE RIGHT OF WAY.
12.
THE STORM WATER POND TOWARDS THE SOUTH END OF THE PLAT SHALL BE SHIFTED
TO THE EAST AWAY FROM THE EXISTING TREE LINE. THIS WILL REDUCE THE CHANCE
OF SEVERING THE TREES' ROOTS AND DESTROYING THEM ALONG WITH
CONSTRUCTION OF A POND.
13. OUTLOT A SHALL BE COMBINED WITH THE ADJACENT PROPERTY.
14.
THE DEVELOPER SHALL BE RESPONSIBLE FOR INSTALLING REQUIRED STREET LIGHTS
AND STREET SIGNS AS PART OF STREET CONSTRUCTION.
15.
SHARED DRIVEWAYS SHALL BE UTILIZED IN AREAS WHERE THE GRADES ARE TOO STEEP
AND/OR TREES NEED TO BE SAVED.
\\elkriver\sys\shrdoc\planning\pc\p97-20.doc
Memo To Planning CommissionfP 97-20
January 27, 1998
Page 7
16.
ANY GRADING ON THE ADJACENT PROPERTY TO THE SOUTH SHALL BE DONE WITH
CONSENT OF THE PROPERTY OWNER.
17.
PARK DEDICATION SHALL BE SATISFIED BY THE PAYMENT OF CASH AT THE PER LOT
RATE AT THE TIME OF FINAL PLAT. THIS SHALL BE PAID PRIOR TO RELEASING THE PLAT
FOR RECORDING.
18.
A SURFACE WATER MANAGEMENT FEE BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
19.
LETTER OF CREDIT TO GUARANTEE THE IMPROVEMENT BE SUBMITTED PRIOR TO
CMMENCING WORK ON THE SITE.
20.
A LANDSCAPE PLAN FOR OUTLOT B BE SUBMITTED FOR STAFF REVIEW. THE PALN
SHOULD CONSIST OF LOW MAINTENANCE MATERIAL AND NOT OBSTRUCT VISBILITY.
21.
A 50 FOOT DRAINAGE AND UTILITY EASEMENT SHALL BE ESTABLISHED ACROSS THAT
PORTION OF OUTLOT C WHICH IS ADACENT TO OUNTY DITCH NO. 31.
22.
PRIOR TO ISSUANCE OF BUILDING PERMITS THE SITE GRADING SHALL BE COMPLETED
AND CERTIFIED.
23.
A GRADING AND DEVELOPMENT PLAN SHOWING HOUSE PAD LOCATIONS AND
FINISHED FLOOR ELEVATONS SHALL BE SUBMITTED AND RVIEWED BY THE CITY
ENGINEER. THIS PLAN WILL NEED TO BE APPROVED PRIOR TO ISSUANCE OF BUILDING
PERMITS.
\\elkriver\sys\shrdoc\planning\pc\p97-20.doc
Howard R, Green Company
CONSULTING ENGINEERS
January 21, 1998
File: 802810j-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: WINDSOR WOODS ADDITION
Dear Mr. Ach:
As you requested, we have reviewed the package submitted for the Windsor Woods
development. The package consisted of a Development Plan dated January 13, 1998; a
Preliminary Grading Plan with a revision date of January 14, 1998; Preliminary Road Grades
dated December 23, 1997; and a set of storm drainage calculations. All of the plans and the
storm drainage calculations were prepared by John Oliver & Associates. Based on our review
of this information, comments received at the staff review meeting, and a discussion that was
held with the Developer and his engineer, we would offer the following comments:
The same issue that makes this an attractive piece of property to develop makes it a
difficult piece of property to develop. Outside of the wetlands on the property, it is
heavily wooded and hilly terrain. The road alignment through the site is generally at the
peak of the terrain. We have looked carefully at altematives to this road alignment and
would conclude that this is probably the best location for the road. It does, however,
pose some potential problems with a grade over 7% facing north. This has the potential
of creating an icy situation in the winter months. The grade does, however, meet the
City ordinance. Lots 5 and 6, Block 1, have relatively steep slopes off of the road and
are shown to be graded with unique driveways to try to minimize the driveway grade to
their home site. One alternative that could be considered would be to have the driveway
to Lot 4, Block 1, cut the corner of Lot 3, Block 1, to give it as fiat a slope as possible,
and then have Lot 5, Block 1, tie into the driveway of Lot 6, Block 1. This would
preserve the relatively steep wooded side slope along the frontage of Lots 4, 5, and 6,
Block 1. It would, however, cause potential problems with the shared driveway between
Lots 5 and 6, Block 1.
Lot 9, Block 1, and Lots 10 and 11, Block 2, are shown to have smaller house pads
because of the relatively steep terrain that the pad is built on. Special attention will have
to be paid throughout this plat to specify the type of house and the location for the house
pad. This is not typically done in a rural plat. Typically, in a rural plat there are assumed
to be many options, given the size of the lot, for the home location. In this particular plat,
because of the relatively steep grades, the Development Plan will have to be more
detailed and adhered to as far as house type, elevation, and location on the lot.
1326 Energy Park Drive · St. Paul, MN 55108 · 612/644-4389 fax 612/644-9446 toll free 888/368-4389
Mr. Steve Ach
January 21, 1998
Page Two
Outlot C in the southeast corner of the lot is a landlocked piece of property created by
the plat. We h~ve discussed with the Developer hi~ intention~ for thi~ piece of property.
He has indicated that he feels there will be an opportunity in the future to get access off
of Concord Street to the east and create two to four lots in Outlot C in the future.
Currently, Concord Street is a private street not maintained by the City. Therefore, it
may be a long time in the future before this development scheme can be utilized.
The Grading Plan shows the construction of a right turn lane into the plat off of County
Road 33. It also shows an additional 17 feet of right-of-way being dedicated to County
Road 33. We have not seen a review letter from Sherburne County at this time, but
these two improvements along the County Road are typically requested by the County
Engineer's office.
Construction of the road will impact a small amount of wetlands just south of County
Road 33. The mitigation for this impacted wetland is shown on the Grading Plan. This
plat has gone through the Technical Advisory Committee review process and is currently
working its way through the wetland permitting process.
The Preliminary Grading Plan shows two additional outlots. Outlot A is a small triangular
piece of property in the northwest comer of the plat. It is not clear what the intention is
for this piece of property. Perhaps it is to be attached to property lying west of the plat.
Outlot B appears to be an island at the entrance to the plat off of County Road 33
probably for landscaping purposes. As has been suggested on other developments in
the City, with this type of entrance the City would like Outlot B to be an ownership of
some property within this plat so that the City is not called upon in the future to maintain
the entrance to the development. ,As an example, in Heritage Landing 2nd Addition, a
similar landscape island in the cul-de-sac was owned by each of the nine lots in that
development.
The drainage calculations that were submitted were reviewed. There are minor
problems and/or clarifications that the Developer will be asked to respond to, but
basically the drainage calculations appear to be adequate or, with correction, can be
made adequate to serve the development.
It is my understanding that the Developer and the property owner to the south have been
in communication relative to the location that Fresno Street will access the property to
the south. It is my understanding that the property owner to the south is okay with the
horizontal alignment of the access point, but may request that the vertical alignment be
slightly lowered. We would recommend that the City allow the Developer of Windsor
Woods and the property owner to the south to work this situation out with the City
reviewing the outcome of these negotiations.
o
There will be a need for a temporary turnaround at the south end of this property. The
Developer will be asked to provide temporary easements over Lot 9, Block 1, and Lot
11, Block 2, for the purposes of constructing this temporary turnaround.
Howard R, Green Company
CONSULTING ENGINEERS
Mr. Steve Ach
January 21, 1998
Page Three
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
Terry J. ~a'urer, P.E.
TJM:tw
O:~oroj~802810j\810-2108.jan
Howard R, Green Company
CONSULTING ENGINEERS
ZONING
~, o~ MAP
mS, or pc/7- 0
13065 Orono Parkway P.O. CASE:
Elk River. M~q 55330
John
RECEIVED
$1997
O."~ver & A~soo.. Inc
333 Eas~ Mein Street
P. iD. B~x 388
ElK River, MN 5.5338
(612) 441-7509
(~o)
F~ (~2) ~-917~
December 3I, 1997
Fl%F, #S97L011
Marly Olines
Dyrmmics Design & Land Co.
544 3rd Street NW
Elk River, MN 55330
Dear MatJy:
As requeste41 by Bill Moonen, John Oliver & Associates, Inc., Eeo Systems Enginc~ng
completed 2 soft borings on the Windsor Woods ~operty located in Sec. 17, T. 33 N., IL 26 W
of Sherbume County, MN. Thc borings were completed on December 31, 1997. The log of the
soil borings is enclosed, the borings are labeled "Boring #01, Boring #02', and so forth.
The Shem County soft survey was also rev/ewed prior to our visit, and om' finclino~q closely
correspond to a poorly dm/ned, sandy over loamy/nclmq/ou within the exist/rig soil m%ng/ng of
Zimmerman soils on the site. The soils we observed most closely appromte a poorly drained,
Eckvoll soft, with depth to smsonal h/gh water table being generally 1.0 feet from the surface.
The results of the borings show the depth to seasonal k/gh water table on the site ranges fi'om 12
to 14 inches, with depth to clay loam malmfal ranging from 20 to 24'.
Please contain Eco Systems at 441-7509 if you have any questions or requ/re further informafior~
Sincerely,
MN License #3001
Enclosures: 3
cc: Bill Moonen, John Oliver & Associates, 580 Dodge Ave., Elk River, MN 55330
Post4t' Fax Note 7671
¥o ,~/ i]
01/05/98 09:50 TX/RX _N0.6758 P.001 []
12/31/97 08:23 FAX 612 441 5665 JOHN OLIVER ASS0 ~00l
!
/
/
/
/
/. / / /
/ .~' ~
/ / ,* /
/ /
__~L ....... I
Post-it~ Fax Note 7671 Date
=.-
/
/
/ i
/
E~O S~Y~ H:I~IS EN~INE~-'FIIN~. INC.
,.LOG OF SORt. ]~O~I.~(;S
Las~ r~me: I~Y GL(NES
First name: DYNAMICS DESIGN & LAND
AcMress: 544 3RD STREET NW
City:. ELK RIVER Z~pco~: 55330
Cou~. SHERt~URNE
LegN: WINDSOR WOODS: THAT PART OF SEC. 17, T. 33 N., R. 26 W. SHERBURNE CO., MN
~nu~. S97L011
333 East Main $ffeet
P.O. Bo~x 388
Elk River, MN 5.5330
(512) 441-7509
(S00) 554-7509
Fax: (612) 441-9176
Auger type: T' OPEN BUCKET BORING ~-Dt
Seasonal water table; 14~'
Water ~e: NOT OBSERVED
(1~ ~ & 1~ ~ ~ ~H ~ (~ ~ CONC~~; ~ ~,
(10~ ~ & 1~ ~ ~D ~~ ~ (I~R WS) ~NC~~S; ~ ~IUM,
THE TERMS REDUCTION, SAND CONCENTRATION8 REFLECT CHANGES IN SOIL TAXONOMY. THE PREVIOUS ~ USED
WAS MOTI'UNG. REDUCTIONS ARE e.RAY ~"OLOR:6; CON~'-N!'P~TION6 ARE RED, BROWN; OR YELLOW GOLORS.
/ Soil ~rings pen~h-med by' MARY M, WEG~' Date corn~leie~. 12J31/97
01/05/98 09:50 TX/RX N0.6758 P.002 ·
FCC) SYSTEMS ENG~NEEPI~NG, INC.
333 East Main Street
P.O. B~x 388
Elk River, MN 5.5.3.30
(612) 441.7509
(800) 554-75O9
Fax: (1512) 441-$176
_[z)c o~ ~on. ~qmwq~;
Last name: MARLY ~INES
Fi~t n~e: D~ICS DESIGN & ~ND
A~m~: ~ 3RD ~ NW
C~: ELK R~R ~p~e: ~0
Co~ SHE~UR~
L~I: ~NDSOR WOODS: ~T P~T OF SEC 17, T. 33 N.. R. 26 W. ~HERBU~E C0., MN
File numbec. SBTLO11
Aug~r type: 3" OPEN BUCKET ~ORINO #02
Seasonal water table: 12"
Wa[f~- 1;able: NOT OBSERVED
12-20' GRAYISH BROWN (10Y~ 6/~) PINE SAND; COMMON, M'E~FJM, PROMINENT YI~=L-OW~H BRCR/VN
(10YR ~ AND DARK YELLOWE;H BROWN (II:IYR 4/4) CONCENTRATIONS; ~ FIN~, GRANULAR
~I"RUCTURE; VERY FRIABLE (;:QNSI'$T'ENCE
Z0-36' GRAYISH ~ (10YR ,r~) CLAY LO,~: COMMON, taE_o~m, r'K'q3M~ENT DARK YELLOWISH BROWN
(10YR 4/4 & 10YR 4/8) AND YELLOWISH BROWN (loY~ g8) CONCENTRATIONS; WEAK, MEDIUM,
SU13ANGULAR BLOCKY STRUCq~URE; ~ CONSl,5~ ~NCE
THE TF.P. MS RF-DUGTION$ AND CONCENTRATIONS REFLECT CHANGES; IN SOIL TAXONOMY. THE PREVIOUS TERM USED
WAS MO'I'rl. JNO. REDUCrrlONE, AR~ GRAy CO{.OR~; OONC~.NTI~TIOI~ ARE P..FJ3, BROWN, OR Y~ ~ ~ COLOR~.
01/05/98 09:50 TX/EX NO. 6758 P.003 m
ity of
iver
FROM:
MEMORANDUM
Item # 6.5.
Mayor and City Council
Scott Harlicker, Planning Assistant
DATE:
February 17, 1998
SUBJECT:
Request by Elk River Municipal
Utilities for Conditional Use
Permit, Public Hearing Case No.
CU 98-1
Request
Elk River Municipal Utilities is requesting a conditional use permit to
construct a municipal well, filtration plant and seepage pond.
Location
The property is located north of Meadowvale School adjacent to the city trail.
Zoning/Land Use
Rlb (Single Family Residential) / MR (Medium Density Residential)
Attachments
· Location map
· Site plan
.Overview
Elk River Utilities is proposing to construct a well, filter plant and a seepage
pond on approximately one acre of land behind Meadowvale School. On
January 20, 1998 the Council approved an administrative subdivision to
create the lot on which the water facilities will be located. At this time the
well, filtration plant and seepage pond will be constructed. The site plan also
shows a possible location for a water tower. Construction of the water tower
is not planned for several years; for this reason the conditional use permit
will only include the well, filtration plant and the pond. When the tower is
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo to Mayor and City CounciYCU 98-1
February 17, 1998
Page 2
constructed, the existing conditional use permit will need to be amended to
include the tower.
The site is wooded and the high point behind the school. To the east is the
city trail and Lafayette Woods. The property to the north is undeveloped but
is zoned residential and will eventually develop to an urban density. The
property to the south and west is the remainder of the school property. Access
to the site will be via the city trail.
Because of the woods and the visibility of the site, landscaping and tree
preservation are important. A landscape plan and tree preservation plan
should be provided. The site should be developed in such manner as to
minimize tree removal and site disturbance. A grading and erosion plan
should also be provided.
Because the site will eventually abut residential development, appearance
and aesthetic impacts are important. The proposed filtration building will be
constructed of concrete tip up panels. The building's exterior should be an
earth tone that would blend in well with wooded and residential
surroundings. The seepage pond will be enclosed with a 6 foot high chain link
fence.
Access to the site will be via a driveway that connects with the city trail. The
city trail will be used to provide access from County Road 1. The driveway
into the site should be paved. Since much of the vehicular traffic on the trail
will be municipal utilities vehicles, they should share in costs relating to trail
improvements and upkeep.
Planning Commission Meeting
At the Planning Commission meeting held on January 27, 1998, no one spoke
at the public hearing. The Commission discussed access to the site, the
impact on the trail and methods used to keep unauthorized vehicles from
using the trail.
Recommendation
The Planning Commission and staff recommend the City Council approve
this request for a conditional use permit with the following conditions:
THIS CONDITIONAL USE PERMIT INCLUDE THE WELL, FILTRATION PLANT AND SEEPAGE
POND. THE CONDITIONAL USE PERMIT SHALL BE AMENDED WHEN THE WATER TOWER
IS SCHEDULED FOR CONSTRUCTION.
2. THE EXTERIOR OF THE FILTER PLANT BE AN EARTH TONE.
\\elkriver\sys\shrdoc\planning\scott\cu981cc.doc
Memo to Mayor and City CounciYCU 98-1
February 17, 1998
Page 3
4.
5.
6.
THE DRIVEWAY BE PAVED.
A GRADING AND EROSION CONTROL PLAN BE PROVIDED.
A LANDSCAPE PLAN AND TREE PRESERVATION PLAN BE PROVIDED.
MUNICIPAL UTILITIES WILL SHARE IN THE COST OF TRAIL IMPROVEMENTS AND UPKEEP
NEEDED TO MAINTAIN VEHICULAR ACCESS ON THE TRAIL.
\\elkriver\sys\shrdoc\planning\scott\cu981cc.doc
(~)
PARK
,.4
LOCATION
~ LOCATION
City oF . ~,~=~;~_
-.-,~ ~,,.~,_ .. MAP
l R]ver
Elk River. MN ~330
NOTES:
20~0: X 200' DESIRABLE AREA FOR TOWEI~- CONSTRU_CTtOlq~'. ? ,/
150 X 150' MINIMUM AREA REQUIRED FOR T~CONSTRU~,..TIO~. /.
/ /
CONSULTING ENGINEERS
NORTHWEST AREA WATER FACILmES
P~IBLE SITE LAYOUT SKETCH
/
/
/::
Elk iver
MUNICIPAL UTILITIES
80027OEX