6.9. SR 07-15-2002Item # 6.9.
MEMORANDUM
TO:
FROM:
Mayor and City Council ~~
Scott Harlicker, Senior Plann
DATE:
July 15, 2002
SUBJECT:
Case No. P 02-12
Request by Contour Excavating for Preliminary Plat - Birchview
Addition
Request
Consider a request by Contour Excavating for the preliminary plat of Birchview, a six single
family lot plat.
Location
20737 Quincy Street (County Road 33) at the 207th Avenue alignment
Zoning/Land Use
Rla (Single Family Residential) / LR (Low Density Residential)
Attachments
· Location Map
· Preliminary Plat and Development Plans
· Memo from the City Engineer
· Memo from the Building and Zoning Administrator
· Letter from Sherburne County Highway Department
Memo to Mayor and City Council/P 02-12
July 15, 2002
Page 2
Overview
Existing Conditions
The applicant is proposing to subdivide a 20.22 acre parcel into six single family lots. The
property is located on the east side of County Road 33 at the 207th Avenue alignment. The
property is zoned Rla (Single Family Residential) which has a minimum lot size of 2.5 acres.
The front of the property is open fallow fields, there is a wetland that bisects the property in
the middle and the rear of the property is wooded. There is an existing home on the
property that will be incorporated into one of the lots. The front of the property is flat and
the wooded area includes three hills.
Street Layout
Access into this plat will be from County Road 13 via a cul de sac (207th Avenue). The
proposed cul de sac is about 850 feet long, the subdivision ordinance limits the length of a
cul de sac to 700 feet unless it has been clearly shown that by unfavorable landform the 700
foot maximum length can not be met. The 700 foot length can not be met because of the
wetland. A 700 foot long cul de sac would end in the wetland. The extra length is needed so
that the bubble of the cul de sac is behind the wetland. The right-of-way for the cul de sac
abuts the south boundary of the plat and is available to provide access to the property to the
south.
Lot Layout
Two lots are proposed along the length of the cul de sac and three lots are proposed on the
bubble. All of the lots comply with the dimensional and lot area requirements of the Rla
zoning district.
Wetlands
The wetland Technical Evaluation panel (TEP) has reviewed this plat. Some wetland will be
filled to accommodate the road. Mitigation will be required per the TEP recommendation.
Grading, Drainage and Utilities
Grading, drainage and utilities are addressed in the City Engineer's memo.
Park and Recreation
The Park and Recreation Commission recommended cash to meet the park dedication
requirement.
Planning Commission Meeting
At the Planning Commission meeting held on June 25th, 5 residents spoke at the public
hearing. All 5 commented on the traffic on County Road 33. They felt that there was too
S:\PLANNING\Case Files\P 02-12 Birchview\P02-12CC.doc
Memo to Mayor and City Council/P 02-12
July 15, 2002
Page 3
much traffic already and this would only add to it. Two residents asked about the impact on
the wetland and questioned the proposed septic system locations. Three adjacent property
owners asked about possible street connections to their property.
In response to the comment regarding traffic on County Road 33, the 5 lots proposed in this
plat would not significantly increase the traffic. The septic systems will comply with all
applicable setback requirements from the wetland and their design will be determined by soil
conditions. There is enough area to accommodate either a conventional system or a mound
system along with an alternate location on each lot. The proposed right-of-way for the cul de
sac abuts the south boundary of the plat. It is available to provide access to the property to
the south. Access to the adjacent property to the east will likely be through the property
south of this plat.
The Planning Commission did not feel that Lot 3 should be allowed because it did not meet
the 2.5 acre minimum lot size after the wetland was subtracted from the gross lot size. The
Commission was split on the actual number of lots they felt was appropriate. Three
Commissioners thought that 5 lots were ok and four Commissioners felt that 4 lots was
enough. They did not like the lot line configuration of Lot 4. They questioned the location
of the septic systems on Lot 6; they did not like the idea that the driveway would have to
curve around the septic system.
The Planning Commission recommended denial of the plat based on the following findings:
1. Lot 3 is too small.
2. Lot 4 lot lines need to be reconfigured.
3. Difficult access to Lot 4.
4. Wetland mitigation will further reduce the size of Lot 3.
5. Did not like the location of the septic system on Lot 6.
In response to the Planning Commission's recommendation the applicant has revised the
plat to address the concerns outlined in the Commission's recommendation of denial. The
applicant has eliminated Lot 3 and reduced the number of lots to 5. The lots lines of Lot 4
have been reconfigured so that they are more radial to the cul de sac and area needed for the
driveway has been widened. The proposed locations of the septic systems on Lot 6 have
been changed so that the driveway will not have to curve.
Recommendation
The Planning Commission recommended denial of the preliminary plat for Birchview with
based on the following findings:
1. Lot 3 is too small.
2. Lot 4 lot lines need to be reconfigured.
3. Difficult access to Lot 4.
4. Wetland mitigation will further reduce the size of Lot 3.
5. Did not like the location of the septic system on Lot 6.
S:\PLANNING\Case Files\P 02-12 Birchview\P02-12CC.doc
Memo to Mayor and City Council/P 02-12
July 15, 2002
Page 4
After reviewing the changes made to the plat since the Planning Commission meeting, staff
recommends that the City Council approve the preliminary plat for Birchview with the
following conditions:
1. THERE WILL BE NO ACCESS FROM LOT 1 TO COUNTY ROAD 13.
2. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
3. STREET LIGHTS SHALL BE INSTALLED AS REQUIRED BY ELK
RIVER MUNICIPAL UTILITIES.
4. A SEALCOAT FEE SHALL BE PAID PRIOR TO RELEASING THE
PLAT FOR RECORDING.
w
A LETTER OF CREDIT IN THE AMOUNT OF 100% OF THE COST OF
THE IMPROVEMENTS SHALL BE SUBMITTED PRIOR TO
RELEASING THE PLAT FOR RECORDING.
6. THE APPLICANT SHALL EXECUTE A DEVELOPER'S AGREEMENT
OUTLINING THE TERMS AND CONDITIONS OF APPROVAL.
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 THE PERIOD OF ONE YEAR.
A 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.
J
A GRADING AND EROSION CONTROL PLAN BE APPROVED BY
THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING
PERMITS.
10. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
11. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO
RELEASING THE PLAT FOR RECORDING.
12.
ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING
THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW
FENCE AT THE DRIP LINE TO PREVENT GRADING,
COMPACTION, OR STORAGE OF EQUIPMENT, DEBRIS OR
MATERIALS. STAFF SHALL INSPECT FENCING PRIOR TO
GRADING COMMENCING.
S:\PLANNING\Case Files\P 02-12 Birchview\P02-12CC.doc
Memo to Mayor and City Council/P 02-12
July 15, 2002
Page 5
13.
THE PARK AND RECREATION COMMISSION WILL REQUIRE FOR
PARK DEDICATION PURPOSES, CASH DEDICATION TO BE PAID AT
THE RATE REQUIRED BY THE CITY PRIOR TO RELEASING THE
PLAT FOR RECORDING.
14. ALL MAILBOXES SHALL BE CLUSTERED.
15. ALL COMMENTS OF THE COUNTY PUBLIC WORKS DEPARTMENT
SHALL BE ADDRESSED.
16.
THE APPLICANT SHALL MEET WITH THE WETLAND TECHINCAL
EVALUATION PANEL (TEP) PRIOR TO SUBMITTING THE
PRELIMINARY PLAT TO THE CITY COUNCIL FOR THEIR
CONSIDERATION.
17. THAT THE APPLICANT COMPLIES WITH THE WETLAND
CONSERVATION ACT AND THAT:
A TECHNICAL EVALUATION PANEL REVIEW ANY FILLING OR
MITIGATION OF WETLANDS.
THE DEVELOPER'S AGREEMENT FOR THE PROJECT INCLUDE
LANGUAGE THAT PLACES THE RESPONSIBILITY OF THE
SUCCESS OF THE WETLAND MITIGATION ON THE DEVELOPER.
THE DEVELOPER OBTAIN ALL THE APPLICABLE PERMITS PRIOR
TO FILLING ANY WETLANDS.
· A RESTRICTIVE COVENANT AND DRAINAGE AND UTILITY
EASEMENT BE RECORDED ON THE WETLAND MITIGATION
AREAS WITH THE RECORDING OF THE FINAL PLAT.
· THAT A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE
AMOUNT OF 100% OF THE COSTS OF PUBLIC IMPROVEMENTS
INCLUDING THE COST OF THE MITIGATION WORK.
· THAT THE DEVELOPER SUBMIT A WRITTEN MONITORING
REPORT ON THE REPLACEMENT WETLANDS ONE YEAR AFTER
THIS MITIGATION WORK IS COMPLETED AND THAT THIS
REPORT BE APPROVED BY CITY STAFF PRIOR TO RELEASING
THE LETTER OF CREDIT.
S:\PLANNING\Case Files\P 02-12 Birchview\P02-12CC.doc
SITE
City
Case Number:
Location Map
P 02-12 BIRCH¥1EW
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AREA = 20.22 ACRES
CONTOUR EXCAVATING,
CONTACT: LONNY LI~
23710 1415T AV~VU£ N.
ROGER~ MN 5~74
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NO ?'ES:
1. WETLANDS DELINEATED BY KJOLHAUG ENVIRONMENTAL SERVICES.
2. SOIL TESTS WERE NOT COMPLETE AT THE ?TME OF SUBMITTAL~
SOIL TEST INFORMA EON WILL BE PROVIDED ONCE COMPLETE.
$. EXISIING SEPIIC SYSTEM ON PROPOSED LOT 5 WAS NOT
LOCATED, AND WILL NEED TO BE VERIFTED.
PRELIMINARY PLAT
1-02-0089
SHEET NO. 1 OF 4 SHE
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BIRCHVIEW
CONTOUR EXCAVATING,/NC.
ELK RIVER~ MN
I PRELIMINARY ,STREET PLAN
2orrH ,~ VE N. W. 1-02-0089
SHEET NO. 2 OF 4 SHEETS
... . ~ Web Site:
L I .~ www. ottoassociates.com
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Engineera and Land Surveyors~ Inc,
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BIRCHVIEW
CONTOUR EXCAVATING, INC
ELK RIVER, MN
DRIVEWAY EXHIBIT
PROJECT NO.
1-02-0089
{ Howard R
, Green Oompany
July 10, 2002
File: 818270J-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330-5600
RE: BIRCHVIEW ADDITION
Dear Mr. Harlicker:
As requested, we have reviewed the revised submittal package for the Birchview Addition. The
revised submittal was dated July 1, 2002. Based on our review, we would offer the following
comments:
The major change in the revision to the proposed plat is the elimination of one lot. There
are now a total of five lots including the lot that holds the existing house. The cul-de-sac
length that serves the five lots still exceeds the maximum allowable length of 700 feet by
approximately 200 feet. However, there is a large wetland complex running north and
south at approximately the mid-point of the entire piece of property. If the cul-de-sac
does not cross the wetland which causes it to exceed the maximum length, then the
individual lots in the eastern part of the property will be separated from the road by the
large wetland. The Technical Evaluation Panel (TEP) saw the preliminary concept of the
plat which had a cul-de-sac ending west of the wetland that met the City ordinance for
length but required all lots lying east of the wetland to either be served by a private
driveway or to fill the wetland individually to access the road. The TEP told the
developer they would not support the concept; however, they would support one filling of
the wetland to get a roadway through the wetland to service the properties east of the
wetland.
This proposed plat will need to be revisited by the TEP. It is scheduled to be seen by
them on Thursday, July 11. I do believe it will be approved in its current form.
One of the big issues at the Planning Commission meeting was whether or not the cul-
de-sac road in Birchview Addition would preclude development of surrounding property.
It is our opinion that it will not; the aerial photos of the area suggest a roadway could be
extended south off of 207th Avenue and then easterly to serve both the property south of
Birchview Addition and the property located to the east of Birchview Addition.
A wetland mitigation area is shown at the north end of the plat to compensate for the
filling required by the roadway construction. This area needs to be included in the
drainage and utility easement, and the TEP may require a conservation easement.
Mr-071002-Harlicker
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Mr. Scott Harlicker
July 10, 2002
Page 2
o
Given the location of the drainage and utility easement and the lot lines, Lot 4 will need
to construct a driveway through the drainage and utility easement either covering the
wetland or adjacent to the lot line. It appears the lot line is in its current location to
provide the appropriate setbacks form the existing home on the site. Perhaps the tot line
could be configured slightly differently to provide a larger opening for the driveway on
Lot 4.
This plat should be reviewed by the Sherburne County Highway Department relative to
any additional easement needed along the County Road 33 frontage and/or any
requirements for the intersection of 207th Avenue with County Road 33.
The existing contours appear to indicate a drainage ditch on the east side of County
Road 33 flowing north which is not within the proposed right-of-way of County Road 33.
The County should look at this situation carefully and determine whether or not they
need additional right-of-way and/or easement to cover this drainage ditch.
There were no drainage calculations provided with the submittal package. However, a
proposed road is shown to flow easterly with a set of catch basins near the opening to
the cul-de-sac and small-diameter storm sewer flowing to the wetland on the north side
of the road. There will need to be a water quality pond constructed before any discharge
is allowed to the existing wetland. Drainage calculations, including a pond design need
to be submitted, reviewed, and approved prior to final approval.
There appears to be a natural flow around the east side of the cul-de-sac from Lot 5
through Lot 6 and also a natural flow out of Lot 5 through Lot 4 at approximately the
midpoint. Both of these areas should be covered by additional drainage and utility
easements.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
Terry J. Maurer, P.E.
TJM/mw
Ltr-071002-Hadicker
Howard R, Green Company
CONSULTING ENGINEERS
MEMORANDUM
TO:
Scoff Harlicker
FROM:
Stephen Rohlf, Building and Zoning Administrator
DATE:
SUBJECT:
June 20, 2002
Determination of Wetland Type
The Technical Evaluation Panel for the City of Elk River determines the
classification of a wetland (Type) base on the characteristics of the majority of the
area it encompasses. The large wetland included in the Plat of Birchview is mostly a
Type 3 wetland, therefore, for Wetland Conservation Act purposes, the entire wetland
is considered a Type 3.
June 6,2002
City of Elk River
Attn: Michele McPherson
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
Jill{ ! ~ ~
Sherburn
PUBLIC WORKS DEPARTMENT .......
425 Jackson A venue
Elk River, MN 55330
(763) 241~7034 · 800-594-5208
FAX (763) 441-2264
Re: Birchview
Dear Ms McPherson;
County Highway 33 has been identified in the Sherburne County Transportation Plan as a
possible major east-west collector; therefore it requires special consideration as it relates to plat
development. The number of access points along CH 33 must be minimized and the access
point's chosen must serve the development of parcels on both sides of the roadway. Once access
is granted at this location we may be locked in on both sides of CH 33 for a possible four legged
intersection; it is likely no other access point will be allowed to CH 33 for this area, with the
exception of extending Smith Street to the north. Considering the limited site distance in this
area as well as the high ratio of truck traffic we will allow access to CH 33 with the following
conditions.
1. Pay the required permit and signage fees ($550). The public works department will install
traffic signs. The developer must notify the public works department for installation.
2. A right turn lane is required at 207th Avenue and must be cOnstructed to MnDOT standards
as listed on the detail. Be advised that this turn lane is located outside the boundary of the
plat; there is only 33' of right of way. Before access permits will be granted we require a
signed slope easement agreement with the affected landowners.
We require 50' of right of way be granted in fee title to Sherburne County.
The slopes of the access must be constructed at 1:6 within the right of way.
The developer is responsible for drainage studies. If a cu!ve~ is necessary within the right of
way of CH 33, it must have 1:6 safety aprons and grates. Both the cost of the culvert and the
installation are the responsibility of the developer.
Make all pavement-marking changes as necessary.
o
o
If you have any questions, please call me at 241-7034
Richard D. Corbin
Sherburne County Public Works