6.1. SR 12-17-2001City
MEMORANDUM
TO:
FROM:
DATE:
Mayor and City Council
Chris Leeseberg, Planner
December 17th, 2001
SUBJECT: Case No. P 01-18
Request by Pete Rohlf for Final Plat -Whipple Hill
Item #6. I
Request
Pete Rohlf is requesting final plat of Whipple Hill (8 Lots), a single-family subdivision.
Location
SW corner of County Road 35 & Pascal Street
Zoning/Land Use
Rlb (Single Family Residential) / MR (Medium Density Residential)
Attachments
Location map
Memo from the City Engineer
Final Plat
Resolution No. 01-
Overview
The applicant is requesting final plat approval to plat 10.35 acres into 8 single-family lots.
The City Council approved the preliminary plat for Whipple Hill on October 15, 2001. The
subject property is located at the southwest corner of the intersection of County Road 35
and Pascal Street and is currently vacant, mostly open, and gently sloping from north to
south.
Memo to City Council/Whipple Hill
December 17th, 2001
Page 2
The applicant is proposing a subdivision of eight lots to be subdivided under the non-
sewered Rlb Single Family zoning district regulations. The area directly across County Road
35 to the north is zoned Rla (Single Family Residential, 2 ½ acre minimum lot area).
The property is within the Urban Service District yet services to this property are not
expected in the near future.
Analysis
Layout
The proposed development will include 8 single-family residential lots on a cul-de-sac off of
Pascal Street. All of the lots meet the 1-acre minimum lot size. The minimum 160-foot lot
width is met by Lots 1,2,7 & 8, block 1. Lots 3,4,5 & 6; located adjacent to the cul-de-sac
range in width from 80 to 142 feet. If the lots were sewered, the minimum lot width would
have been 80 feet. Section 1008.14.5.B states:
"lots shall have the required minimum width of the street right of way line and the
building setback line except for those lots for which the side lots are not parallel."
In the instance of cul-de-sac lots, the side lots are not parallel. At the setback line, Lot 3 has
a width of 170 feet. Lots 4,5, & 6 meet the 160' requirement approximately 120 to 130 feet
from the front property line.
Streets
Pascal street will be paved, by Mr. Rohlf, from County Road 35 to the intersection of the
Whipple Hill development. The circulation into the development will be a 500-foot long
street with a cul-de-sac. The applicant is proposing a 32-foot wide roadway and a 60-foot
right-of-way, which meets the ordinance requirements.
Grading, Drainage, Utilities and Erosion Control
The City Engineer has reviewed the grading and drainage plan. Issues relating grading,
drainage, utilities and erosion control can be found in his attached memo.
Parks and Trails
The Park and Recreation Commission recommended that park dedication be paid in cash in
lieu of any land dedication as the subject property is in close proximity to an area wide
community park.
The proposed right-of-way between the subject property and County Road 35 appears to
have an adequate amount of space to provide a paved trail in the future.
Landscaping
S:\PLANNING\Chris L\Memo's\Final Plat\P01-18.doc
Memo to City Council/Whipple Hill
December 17% 2001
Page 3
The proposed landscape plan meets the ordinance requirements. They applicant is also
providing about a 4 foot high berm along the north side of the project parallel to County
Road 35.
Recommendation
Staff recommends the City Council approve Resolution No. O1-
approval for Whipple Hill with the following conditions:
__ granting final plat
1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
2. ALL COMMENTS OF SHERBURNE COUNTY SHALL BE
ADDRESSED.
3. THERE WILL BE NO ACCESS FROM LOT I TO PASCAL STREET.
4. THERE WILL BE NO ACCESS FROM ANY LOT TO COUNTY ROAD 35
THE DEVELOPER SHALL ENTER INTO A DEVELOPER'S
AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE
DEVELOPMENT.
6. THAT THE MAILBOXES SHALL BE CLUSTERED.
7. A SEALCOAT FEE IN THE AMOUNT DETERMINED BY THE CITY
BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
e
AN ENGINEERING ESCROW IN THE AMOUNT DETERMINED BY
THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
9. PARK DEDICATION FEES IN THE AMOUNT DETERMINED BY THE
CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
10.
STORM WATER MANAGEMENT FEES IN THE AMOUNT
DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE
PLAT FOR RECORDING.
11. THE DEVELOPER SHALL PROVIDE AT LETTER OF CREDIT FOR
100% OF THE COST OF THE IMPROVEMENTS.
12.
A WARRANTY BOND SHALL BE PROVIDED AFTER THE
IMPROVEMENTS ARE ACCEPTED BY THE CITY AND SHALL BE
HELD FOR ONE YEAR.
S:\PLANNING\Chris L\Memo's\Final Plat\P01-18.doc
PARK
ORONO
Case Number:
Location Map
P01-18
N
l Howard R, Green Gompany
December 3, 2001
File: 815570J-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: WHIPPLE HILL ADDITION
FINAL PLAT REVIEW
Dear Mr. Harlicker:
As requested, we have reviewed the final plat for the Whipple Hill Additionl As you are
aware, the plat consists of a short cul-de-sac of 191st Avenue off of Pascal Street and
eight lots surrounding the cul-de-sac. We have reviewed the plat relative to all of our
previous review comments and find the plat does contain all the appropriate changes
and easements asked for in our other review comments. Therefore, we would
recommend approval of the final plat.
If you have any questions regarding this information, please call.
Sincerely,
Howard R. Green Company
TJM:tw
Ltr 12-3-01 Harlicker
1326 Energy Park Drive · St. Paul, MN'55108 ° 651/644-4389 fax 651/644-9446 toll free 888/368-4389
RESOLUTION NO. 01 -
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
Whipple Hill
Case No. P 01-18
WHEREAS, application has been made for final plat approval, pursuant to
Section 1008.08 (1)(c) of the Elk River City Code of Ordinances, of the property
legally described on attached Exhibit A and hereinafter referred to as "the
Property"; and
WHEREAS, the application for preliminary plat approval has been referred
to the Planning Commission which has given its advice and recommendation to
the City Council; and
WHEREAS, a preliminary plat of the Property was approved by the City
Council on October 15, 2001; and
WHEREAS, the proposed final plat is consistent with the preliminary plat
as approved by the City Council; and
WHEREAS, the proposed final plat complies with each of the conditions
set forth by the City Council in its approval of the preliminary plat of the Property;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF ELK RIVER, as follows:
It is hereby determined by the City Council for the City of Elk River as
follows:
Ao
The proposed subdivision is consistent with the Zoning Ordinance
and conforms with all of its requirements.
The proposed subdivision is consistent with all applicable general
and specialized city, county, and regional plans including, but not
limited to, the City's Comprehensive Development Plan.
The physical characteristics of the site, including, but not limited
to, topography, soils, vegetation, susceptibility to erosion and
siltation, susceptibility to flooding, and drainage are suitable for the
type and density of development and uses contemplated.
Do
The proposed subdivision makes adequate provision for water
supply, storm drainage, sewage transportation, erosion control and
all other services, facilities and improvements otherwise required
herein.
The proposed subdivision will not cause substantial environmental
damage.
The proposed subdivision will not conflict with easements of record
or with easements established by judgment of a court.
The proposed subdivision will not have an undue or adverse impact
on the reasonable development of neighboring land.
Final plat approval is hereby granted for the Property, subject to the
conditions set forth in attached Exhibit B.
The officers of the City are hereby authorized, once the conditions set
forth in Exhibit B are met and complied with, to sign the final plat for the
Property and to issue a certified copy of this Resolution giving final
approval of the plat.
The owner of the Property is authorized to record the final plat as required
by law and shall file proof of said recording with the City. No building
permits will be issued for the Property until the final plat is recorded.
This final plat approval shall expire one year from the date of this
resolution if tl~e final plat is not recorded within that time.
The foregoi!ng
resolution was introduced by Council Member
and duly seconded by Council Member
The following voted in favor of the Resolution.
The following
The following
voted against the Resolution:
were absent:
S:\PLANNING\Chris L~Vlemo's\Final Plat\Resolution 01-__.DOC Page 2
WHEREUPOI~I the resolution is adopted.
Passed and adopted this __ day of
,2001.
Stephanie Klinzing, Mayor
CERTIFICATE
STATE OF MINNESIOTA
COUNTY OF SHER~URNE
CITY OF ELK RIVEI~
I, the undersi(
Elk River, Minnesot~
correct copy of the re
River on
WITNESS
City this day otT
STATE OF MINNES
COUNTY OF SHERI
The foregoin.(
Minnesota.
ned, being the duly qualified and acting Clerk of the City of
, hereby certify that the above resolution is a true and
,solution as adopted by the City Council of the City of Elk
,2001.
hand officially as such Clerk and the corporate seal of the
., 2001.
Sandra Peine, City Clerk
OTA
SS.
3URNE
I instrument was acknowledged before me this __
!001, by Stephanie Klinzing, Mayor, City of Elk
day of
River,
Notary Public
S:\PLANNING\Chris L~vlemo's\Final Plat\Resolution 01-__.DOC
Page 3
STATE OF MINNE~
COUNTY OF SHER
The foregoin!
., 2C
;OTA
SS.
BURNE
;I instrument was acknowledged before me this day of
01, by Sandra Peine, City Clerk, City of Elk River, Minnesota.
Notary Public
S:\PLANNING\Chris LWlemo'~\Final Plat\Resolution 01-_.DOC Page 4
Legal Description:
That part of the Norl
Township 33, Rang{
line of the West 629
South of the South
Fe (formerly Great
S:\PLANNING\Chris LWlem(
EXHIBIT A
hwest Quarter of the Southeast Quarter of Section 30,
; 26, Sherburne County, Minnesota, lying East of the East
.50 feet, as measured at right angles, thereof, and lying
ne of the right of way of the Burlington Northern and Santa
Iorthern) Railway Company.
\Final Plat\Resolution 01-__.DOC Page 5
Conditions:
1. ALL COMMI
2. ALL COMMI
ADDRESSEE
3. THERE WILl
4. THERE WILl
5. THE DEVED
AGREEMEN'
DEVELOPM]
6. THAT THE l~
7. A SEALCOA'
BE PAID PR
8. AN ENGINt
THE CITY B]
RECORDIN(
9. PARK DEDI(
CITY BE PAI2
10. STORM WA']
DETERMINE
PLAT FOR R
11. THE DEVEL(
100% OF TH]
12. A WARRAN~.
IMPROVEMI
HELD FOR (
S:\PLANNING\Chris L~,lemo's\
EXHIBIT B
~NTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
~NTS OF SHERBURNE COUNTY SHALL BE
BE NO ACCESS FROM LOT I TO PASCAL STREET.
BE NO ACCESS FROM ANY LOT TO COUNTY ROAD 35
2)PER SHALL ENTER INTO A DEVELOPER'S
F OUTLINING THE TERMS AND CONDITIONS OF THE
~NT.
~AILBOXES SHALL BE CLUSTERED.
FEE IN THE AMOUNT DETERMINED BY THE CITY
OR TO RELEASING THE PLAT FOR RECORDING.
ERING ESCROW IN THE AMOUNT DETERMINED BY
PAID PRIOR TO RELEASING THE PLAT FOR
;ATION FEES IN THE AMOUNT DETERMINED BY THE
PRIOR TO RELEASING THE PLAT FOR RECORDING.
MANAGEMENT FEES IN THE AMOUNT
BY THE CITY BE PAID PRIOR TO RELEASING THE
ECORDING.
)PER SHALL PROVIDE AT LETTER OF CREDIT FOR
COST OF THE IMPROVEMENTS.
Y BOND SHALL BE PROVIDED AFTER THE
~NTS ARE ACCEPTED BY THE CITY AND SHALL BE
)NE YEAR.
--inal Plat\Resolution 01-__.DOC
Page 6
WHIPPLE
HILL
KNOW ALL PEP~ONS BY THESE PRESENTS: That Rohlf Development Corporation, a Minnesota corporation, fee owner of the followin~ described property situated in the
County of Sherburne, State of Minnesota, to wit:
That part of the Northwest Quarter of the Southeast Quarter of Section 30, Township 33, Range 26, Sherburne Cotmty, l/in-esota, lying East of the East line of
the West 629.50 feet, as measured aL right an~les, thereof, and lyin~ ~outh of the South line of the right of way of the Burlin~ten Northern and Santa Fe(formerly
Great Northern) Railway Company.
Has caused the same to be surveyed and platted as WHIPPLE HILL and does hereby donate and dedicate to the County of Sherburne in fee title for public use forever
County Highway No. 35 as shown on this plat. Also dedicatin~ to the County of Sherburne the right to limit access to said County Highway No. 35 as shown on this
plat. Also donatin~ and dedicating Lo the City of Elk River for public use forever the street and avenue as shown on this plat. Also dedicating to the public for.
public use forever the easements as show~ on this plat for drednage and utility purposes only.
In witness whereof said RohH Development Corporation has caused these presents to be si~ned by its proper officer this __ day of 200 .
ROHLF DEVELOPMENT CORPORATION
Larry P. Rohif, President
State of Minnesota, County of
The foregoing instrument was acknowledged before me this
a Y~nesots corporation, on behalf of the corporation.
day of
My Commission expires: ....
800__ by LaiTy P, Rohlf, Pre.dent of RohH Development Corporation,
Notary Public
County, Minnesota
I hereby certify that I have surveyed and platted the property described on this plat as I~llPPLE HILL; that this plat is o correct representation of the survey;
that ail distances are correctly shown on the plat in feet and hundredths of a foot; that all monuments have been or will be correctly placed in the ~round as shown
within one year after recording, or sooner, as specified by the approving local governmental unit; that the outside boundary lines are correctly desi~natod on the
plat; and that there are no wet lands or public highways to be designated other than as shown on the plat as defined in Minnesota Statutes 605.02, Subd. 1.
Rick M. Blom, Land Surveyor
~/nnesota L/cerise No. 21729
State of l/innesotn. County of
The foregoing Surveyor's Certificate was acknowledged before me this
No. 21729.
day of
200 by Rick M. Blom, Land Surveyor, Minnesota License
Notary Public
County, Minnesota
My Commis~on exp~es:,
Approved and accepted by the City Council of the City of Elk River. Sherburne County. Minnesota at a meeting held on the
By:. Mayor
Attested:. Clerk
day of 200 .
I hereby certify that proper e~dence of title has been presented to and examined by me and I hereby approve this plat as to form and execution this
of 200 .
day
Elk River City Attorney
Pursuant to Sherburne County Ordinance Number 006, I hereby certify that this plat has been checked and approved as to compliance with Chapter 505, Minnesota
Statutes this day of 200 .
Sherburne County Surveyor
I hereby certify taxes payable in the year __
this __ day of
o~ lands herein described are paid in full, and there are no delinquent taxes, and that transfer was entered
200 .
Sherburne County Auditor/Treasurer
I hereby cei~Qfy that this Instrument was filed in the Office of the County Recorder for record on this
.Y. and was duly recorded as Document No. --
day of _,, , 200 at
o'clock
Sherburne County Recorder
CITY OF ELK RIVER,
SHERBURNE COUNTY,
John Oliver & Associates
SHEET I OF 2 SHEETS
MN.
WHIPPLE
HILL
I
I
I
I
I
~''~--S.W. Comer of the N.W. I/4
of the S.E. I/4, Sec. 30,
T. 35, R. 26.
I
I
.,,, ..... .~
,,, n,;,,, T~..~c ?,'
...- .... ,o,,~ ,~e ~ S "": !'i T,,:;
/ of the right_at_way of the 9urlinqto~
~~ °21'48"W 716.97Northern and
~' COUNTy HIGIT~A Y No. 35
/ I
2
A=111'15'41. ,.~ / L;~
L=116.51 ' ' ~l
~88'9~'_~o._'[___
231.28
6
BLOCK :
1
UTILITY EAS[I~IT
137.48
N89°32'I4"W
7
107.00
715.4§
262.97
line of the N.W I/4 of the S.E. I/4, Sec.
-S.E. Comer of the N.W. I/4
of the S.F I/4, Sec. 30,
T. 33, R. 26.
CITY OF ELK RIVER,
SHERBURNE COUNTY, MN.
VICINITY MAP
.... ~----r-~
N
60
GRAPHIC SCAI_~
0 50 60 120
( SCALg IN FE~T )
Scale: I inch = 60 feet
For the purposes of this plat, the South Line
of the N.W. I/4 of S.E. I/4, Sec. 30, T.
R. 26, is assumed to bear North 89'32'14" West.
Denotes I/2 inch x 14 inch iron pipe set
with o plastic plug stomped R.L.S. 21729.
Denotes I/2 inch x 14 inch iron pipe with
o plastic plug stamped R.LS. 21729 to be
set within I year of recording this plat.
Denotes I/2 inch iron pipe found.
Drainage end Utility Easements shall
be shown thus:
_]o_[ III .o
llL----JI
I l
Being 10 feet in width and adjoining
right--of-way lines, unless otherwise
indicated, also being 5 feet in width
and adjoining lot lines, unless other-
wise indicated, as shown on the plat.
John Oliver & Associates
· ' SHEET 2 OF 2 SHFFTS