6.4. SR 04-19-2004Item #
6.4.
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Mayor and City Council
Scott Harlicker, Senior Planne~~-'
April 19, 2004
Case No. AS 04-02
Request by Werner Brothers Realty for Administrative
Subdivision
Request
Consider a request by Wemer Brothers Realty for an administrative subdivision to subdivide
a 19 acre parcel into 3 lots.
Location
18575 Cleveland Street
Zonin.q/Land Use
Rla (Single Family Residential) / LR (Low Density Residential)
Attachments
Location Map
Subdivision
Memo from the City Engineer
Memo from Dick Corbin, Sherbume County Public Works Department
Memo from Rebecca Haug, Environmental Technician
Memo to Mayor 86 City Council/AS 04-02
April 19, 2004
Page 2
Overview
The applicant is proposing to subdivide a 19 acre parcel into three lots. The parcel has
frontage on the east side of Cleveland Street. There is an existing residence and 5 out
buildings on the parcel. The proposed subdivision will make 4 of those out buildings non-
conforming. The site is a farmstead with a large livestock pasture and cultivated fields. There
is a low area in the west end of the property. There is also an NSP easement that runs
diagonally northwest to southeast across the parcel. The surrounding properties are zoned
Rla and have similar uses. The parcel is not within the urban service district; each lot will
have it own individual well and septic system.
Analysis
All three lots comply with the dimensional requirements of the Rla zoning district. Three
existing detached buildings will be located on Lot 2. Since there is no principle structure on
that lot, those three buildings will have to be removed. There is also a livestock sheker
located on Lot 1 that encroaches into the required 20 foot side yard setback. This shelter will
have to be moved so that it complies with the setback requirement.
No streets are proposed as part of this subdivision. Each lot has frontage on Cleveland
Street. Lot 1 will use the existing driveway and lots 2 and 3 will have a shared driveway. The
subdivision includes 50 feet for the right-of way for Cleveland Street (County Road 40).
There is a low area that runs north to south through the center of the subdivision. This low
area drains water from the north across the proposed 3 lots. This area should be included in
a drainage and utility easement.
Gradin.q, Drainage and Utilities
Grading, drainage and utility issues are addressed in the City Engineer's memo.
Park and Recreation Commission
The Park and Recreation Commission recommended park dedication in the form of cash for
two lots.
Recommendation
Staff recommends that the City Council approve the administrative subdivision for Werner
Brothers Realty with the following conditions:
1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
2. PARK DEDICATION FEES FOR TWO LOTS SHALL BE PAID PRIOR
TO RELEASING THE SUBDIVISION FOR RECORDING.
S:M~LANNING\Case Files\2004kAS 04-02 Wemer Estates\AS04-02cc4-19.doc
Memo to Mayor & City Council/AS 04-02
April 19, 2OO4
Page 3
3. SURFACE WATER MANAGEMENT FEES FOR ONE LOT SHALL BE
PAID PRIOR TO RELEASING THE SUBDIVISION FOR RECORDING.
4. ALL COMMENTS OF SHERBURNE COUNTY PUBLIC WORKS
DEPARTMENT SHALL BE ADDRESSED.
5. ALL COMMENTS OF REBECCA HAUG, ENVIRONMENTAL
TECHNICIAN BE ADDRESED.
S:~PLANNING\Case Files\2004kAS 04-02 Wemer EstateskAS04-02cc4-19.doc
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I +°"~ 192ND
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Case Number:
Location Map
AS 04-02 WERNER ESTATES
N
April 8, 2004
City of Elk River
Attn: Scott Harlicker
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
PUBLIC WORKS
DEPARTMENT
Sherb
13880 Highway fO West
Elk RiveE. MN 55330
(763) 241-7013. 800-594-5208
RE: Werner Estates
Dear Mr. Harlicker;
We have reviewed the proposal for Werner Estates located in the City of Elk River and adjacent to
County Highway 40 and offer the following comments. County Highway 40 is designated as a collector
in our transportation system; as such private driveway access is limited to 660 feet or one per parcel.
Any subdivision of this property without a public street (as shown) will be limited to one access with
easements created as necessary. The north access of the circle driveway is approximately equidistant to
the accesses of the neighboring parcels; therefore it is the logical access point for Werner Estates. As an
option, at the City's preference we would allow the access point to be the common lot line of Lot 1 & 2.
An access permit will be required and the developer is responsible for all access removal an access
reconstruction within the right of way.
We suggest that this proposal is premature and will only make it more difficult to further subdivide
when city services are made available east of CH 40. At the time when full development is proposed
this access to CH 40 may be eliminated and all access will be to an internal street network. This
proposed public street would need to align with an access point that will be located west of CH 40.
If you have questions or comments call me at 763-241-7013.
Cc: Dave Schwarting, Public Works Director
Russ Heiling, Traffic Engineering
t ver
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Scott Harlicker, Senior Planner
Rebecca Hau§, Environmental Assistant
April 14, 2004
Werner Estates DeYelopment
This letter is in regards to the proposed Werner Estates Development. There is a wedand that
will be m2pacted for driveway access by this plat. It is a Type 2 wetland. The Wedand
Conservation Act regulates this UTpe of wedand; however, a replacement plan is not required
for draining, excavating or fgling 5,000 square feet of a Type 2 wedand. It is recommended
that the applicant complete and submit a Local/State/Federal Application form for
Wate~:s/Wedands Projects.
If you have any questions, please feel free to contact me. Thank you.
Howard R, Green Company
April 15, 2004
File: '823440J-0240
Ms Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: WERNER ESTATES ADDDITION
Dear Ms McPherson:
As requested, we have reviewed the submittal package for the preliminary and final plat of Werner Estates.
This is the three lot subdivision of approximately 19.3 acre site lying east of Cleveland Avenue (County Road
40) approximately midway between CSAH 12 and CSAH 13. There is an existing homestead located on lot
one. Lots two and three have the required frontage along Cleveland Avenue but are approximately a quarter
mile deep. Because of an existing wide (240 feet) electric transmission line easement which cuts diagonally
across the piece of property the home sites will be located towards the middle or rear portion of lots away
from Cleveland Avenue. Both of the newly created lots show a primary and alternative septic system location
along with topography and soil boring locations. Although no copies of the actual borings were included in
the submittal package we reviewed.
Sherburne County has reviewed this plat relative to right of way needs along County Road 40. The plat does
match the County's proposed right of way plat for County Road 40. The County will require and it is shown
on the preliminary site plan a shared driveway for the two newly created lots.
It should be noted that this plat is located in one of the three areas that the City is currently reviewing for
potential future inclusion into the City's urban service area. The proposed plat, however, does meet the
requirements of the existing zoning of the land.
If you have any questions regarding any of this information, please call.
Sincerely,
Howard R. Green Company
Terry J. maurer, P.E.
TJM:ac
Enclosures
2550 University Avenue West · Suite 400N · St. Paul, MN 55114 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
~2OO4 R~K-Kuusisto. LTD.
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PREL IMINAR Y
PLA T
WERNER BROTHERS REAL TY
S8972'41'E __ ~
1276
,$
LOT 3 ~
287.712 sq.~ft.
6.60 ocres
0 60 120
SCALE IN FEET
WERNER ES TA TES
w-N~the~$t co~n~ the Northeas~
O~me~ / Develope~: Designe~. En~eer
- ../ Te~. (612) 2~0-5727 TeL (952) 933-0972
/ ,, EXISTING PROPERTY DESCRIPTION:
~ (P~' ~etch pl~ d~[~:l 4/I/03 by ~hn Oli~ ~ A~o~i~te$ Inc,)
PROPOSED PROPERTY ~:
(See c3 ,~i~di.~,)
LEGEND
WERNER BROTHERS REALTY
15585 ARMStROnG BOULEVARD
RAMSEY. MINNESOTA 55503