6.3. SR 03-20-2000~ity of
'Vel'
FROM:
MEMORANDUM
Item # §.3.
The Mayor and City Council
Stephen Wensman, Planner~
DATE:
March 20, 2000
SUBJECT:
Request by Richard and Gloria
Hinkle for an Administrative
Subdivision, Public Hearing Case No.
AS 00-2
Request
Please consider a request by Richard and Gloria Hinkle for an
Administrative Subdivision to subdivide a 22.77-acre lot into a 7.80-acre lot
and a 14,97-acre lot in the Rla zoning district.
Location
13432 Meadowvale Road (intersection of Meadowvale Road and Landers
Street)
Zoning/Land Use
Rla (Single Family Residential) / LR (Low Density Residential)
Attachments
Location/zoning map
· Lot survey
· Howard R. Green Memorandum, dated March 13, 2000
· Aerial photo
Overview
The applicant is requesting an administrative subdivision to subdivide a
22.77-acre lot into a 7.80-acre lot and a 14.97-acre lot in the Rla zoning
district. The applicants are requesting the lot split primarily for financial
reasons associated with the sale of the property to another party. The
purchasers have no immediate plans to build on the lot or to develop it,
however in the future they may further subdivide the property.
13065 Orono Parkway · P.O. Box 490 * Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo to the City Council/AS 00-2
March 20, 2000
Page 2
Existing Conditions
As proposed, the 7.8-acre lot will contain the existing farmstead with five
outbuildings, a silo, a fenced pasture and street access off of Meadowvale
Road. The 14.97 acre lot contains a large wet marsh towards Landers with a
County ditch in a drain tile running through it. Most of the buildable land is
located towards the rear of the lot. Access to the new lot will likely be near
the southerly edge of the property from Landers Street.
Existing Structures
Presently there are five outbuildings and a silo on the existing farmstead.
These structures are legal non-conforming buildings because the existing
parcel is less than 40 acres. Once subdivided, the farmstead will be on a 7.8-
acre parcel and the structures will continue to be legal non-conforming. City
Ordinance allows 2 detached accessory structures and a maximum of 3500
square feet of attached and detached accessory structure. Staff does not feel
it necessary to remove the structures at this time, however should they be
destroyed, they could not be rebuilt. The existing structures meet all current
setbacks for the Rla zoning district.
Drainage and Utility Easements
Ten foot drainage and utility easements will be required inside the front and
rear lot lines and five foot drainage and utility easements will be required
inside side lot lines. Parcel A has two front yards. Parcel B contains a large
wetland area with a county ditch crossing it that be required to have a large
drainage and utility easement over it. The appropriate easements are shown
on the survey.
Septic and Well
At the time of development Parcel B will have a private well and a septic
system. The applicant has shown locations for a primary and secondary
septic system.
Building Site
The applicant has shown a building site located in the back half of the
property on a ridge over the marsh.
\\elkriver\sys\shrdoc\planning\stevewen\ccmmo\asOO-O2.doc
Memo to the City Council/AS 00-2
March 20, 2000
Page 3
Road Right-of-Way
The northerly 33 feet of the property is in a County road easement. The
Sherburne County Highway Engineer has requested that 50 feet of right-of-
way be granted to the County for County Road 32.
County Ditch #28
County Ditch #28 runs in a drain tile across the southerly portion of the
proposed Parcel B. The drain tile is failing and there have been drainage
problems in the general area. Staff has met with the likely purchasers of the
property to discuss their future plans for the property and likely scenario's for
remedying the problem. Staff is presently studying the problem and will
have a recommended solution that is based upon actual drainage calculations
and the approval of the landowner. Staff is recommending that a drainage
and utility easement be placed over the entire low area. If it is possible to
reduce the size of the easement after the ditch improvements, a portion of the
drainage and utility easement vacation could be vacated.
Installing a driveway across a County ditch requires a permit from the
County.
Park Dedication
There are no parks identified for this area in the Master Park and Recreation
Plan. A park dedication fee of $1,200.00 and a $200.00 trail fee will be
required for the new lot being created prior to recording the administrative
subdivision at the County.
Recommendation
Staff recommends that the City Council recommend approval of the request
for Administrative Subdivision to subdivide to subdivide a 22.77-acre lot into
a 7.80-acre lot and a 14,97-acre lot in the Rla zoning district with the
following conditions:
THAT DRAINAGE AND UTILITY EASEMENTS BE GRANTED TO THE CITY,
TEN FOOT INSIDE THE FRONT AND REAR PROPERTY LINES AND FIVE
INSIDE THE SIDE PROPERTY LINES, FOR BOTH PARCELS PRIOR TO
RECORDING THE SUBDIVISION WITH THE COUNTY.
2o
PARK DEDICATION FEE BE PAID IN THE AMOUNT REQUIRED BY THE CITY
PRIOR TO RECORDING THE ADMINISTRATIVE SUBDIVISION FOR THE
NEWLY CREATED LOT.
\\elkriver\sys\shrdoc\planning\stevewen\ccmmo\asOO-O2.doc
Memo to the City Council/AS 00-2
March 20, 2000
Page 4
3. THAT PAYMENT OF SURFACE WATER MANAGEMENT FEE IN THE AMOUNT
REQUIRED BY THE CITY FOR THE NEW LOT BEING CREATED BE PAID
PRIOR TO RECORDING THE ADMINISTRATIVE.
THAT THE LOT SURVEY BE REVISED AND SUBMITTED TO THE CITY
ENGINEER FOR REVIEW AND APPROVAL PRIOR TO RECORDING THE
ADMINISTRATIVE SUBDIVISION WITH THE COUNTY.
THAT PRIOR TO INSTALLING A DRIVEWAY ACROSS THE COUNTY DITCH, A
PERMIT BE OBTAINED FROM SHERBURNE COUNTY AND THAT ANY
NECESSARY DITCH IMPROVEMENTS TO ACCOMMODATE THE DRIVEWAY
BE PAID FOR BY THE APPLICANT.
6. THAT A 50-FOOT RIGHT-OF-WAY BE GRANTED TO SHERBURNE COUNTY AS
REQUESTED BY THE SHERBURNE COUNTY HIGHWAY ENGINEER.
THAT AT THE TIME DITCH IMPROVEMENTS ARE MADE, THE CITY SHOULD
INITIATE A PARTIAL VACATION OF THE DRAINAGE AND UTILITY
EASEMENT TO FIT THE MODIFIED DRAINAGE AREA WITH NO COST TO
THE LANDOWNER.
\\elkriver\sys\shrdoc\planning\stevewen\ccmmo\asOO-O2.doc
209TH
2OATH
2073'H
20~1H
2O4131
203RD
202ND
2015'3'
2001H
19gTH
lg77H
lg6'n'l
1 g53~.l
19413.l
19~RD
LOCATION
frO0 LAND
[WA
CiW of
LOCATION
MAP
I13065 Orono Parkway. P.O. Box 490 CASE: AS 00-2
Elk River, MN 55330
Howard R, Green Company
CONSULTING ENGINEERS
March 13, 2000
File: 809810J-0240
Mr. Steve Wensman
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: HINKLE ADMINISTRATIVE SUBDIVISION
Dear Mr. Wensman:
As you requested, we have reviewed the Hinkle Administrative Subdivision. The Hinkle
property is located on Meadowvale Road at Lander Street. The proposal is to divide their
property into two parcels. Parcel A, nearest Meadowvale Road, would contain the existing
home and other structures. Parcel B, the larger of the two, wouldbe a vacant piece of property.
As you are aware, there is a fairly large ponding area located primarily on Parcel B. I have been
working with Steve Rohlf in analyzing County Ditch 28, which flows through the MVale Addition
and Hinkle parcel, to develop a ponding area on Parcel B to alleviate some periodic flooding
that has happened west of Lander Street. It is my understanding that the purchaser of Parcel B
is working with Mr. Rohlf, and is willing to give an easement once the analysis is complete. At
this time, I would suggest that a drainage and utility easement be placed over the area that is
inundated. In the future, if it is possible to reduce the size of the pond, a portion of the drainage
and utility easement could be vacated.
There is one other issue we believe should be analyzed. We believe that the County should be
asked about additional easement along Meadowvale Road. It appears that west of Lander
Street there is a fifty-foot right-of-way. This would seem to imply that the County may v, ant to
acquire additional right-of-way along the Meadowvale Road frontage of Parcel A.
If you have any questions regarding these comments, please call.
Sincerely,
Howard R. Green Company
Terry J. Maurer, P.E.
TJM:mw
O:\PROJ\809810J\0240\ltr 3-13-00 SWensman.doc
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 8881368-4389
I
/
/
C£tPTIFICA T£ OF SU£W£Y
FOR
PAR:_'
tFICH,~tFD H/NH'IR-
~he East 8~.00 feet of t!the Southwest Quarter of the Northwest Quarter lying south the
centerline of County Road ~ No. 32 and the North 320.00 feet of the East 815.00 feet of the West
Half of the Southwest Quar~rter all in Section 20, Township 33, Range 26, Sherburne County,'
Minnesota. Containing 7.8.80 acres. Sub~ ~D~x~ght of way of public zo~6~ ~a ~uu3ec~ ~o
easements of record, if aniny.
PARCEL B:
The South 800.00 feet of t the North li20.00 feet of the East 815.00 fee~ of the West Half of
the Southwest Quarter of S Section 20, Township 33, Range 26, Sherburne County, Minnesota.
Containin~ 14.97 acres and d-~ubject to easements of record, if any.
PARCEL A is subject to a d drainage and utility easement over, under and across and being 5 feet
in width adjoining the eas st property line lying south of the County Road right of way line,
being 5 feet in width and adjoining the south property line lying east of the street right of
way line, being 10 feet in ~ width and adjoining the street right of way line to the west and
bein9 10 feet in width anf ] adjoining County Road right of way line to the north.
.i'P~-RCEL B is subject to a drainage and utility easement over, under and across and being 5 feet
in width adjoining ~he east property line, being 5 feet in width and adjoining the south
property line lying ea~a~ of the street right of way line, being 10 feet in width and adjoining
the street right of way line to the west and being 5 feet in width and adjoining north
property line.
~ARCEL B is also subject to a drainage easement described as follows: Commencing at the
northwest corner of said South 800.00 feet of the North 1020 feet of the East 815.00 feet of
the West Half of the Southwest Quarter; thence on an assumed bearing of South 89 degrees 31
minutes 32 seconds East along the north line of said South 800.00 feet of the North 1020 feet
of the West H~f of the Southwest Quarter, a distance of 110.00 feet to the point of beginning
of said easement to he described; thence continue South 89 degrees 31 minutes 32 seconds East
along said north line, a distance of 340.00 feet; thence South 0 degrees 28 minutes 28
seconds West, a distance of 235.00 feet; thence South 54 degrees 25 minutes 25 seconds West,
adistance of 382.44 feet; thence South 1 degree 37 minutes 13 seconds West, a distance of
190.00 feet; thence North 89 degrees 31 minutes 32 seconds West, a distance of 150.00 feet to
the west line of said East 815.00 feet of the West ~alf of the Southwest Quarter; thence
North 1 degree 37 minutes 13 seconds East along said west line, a distance of 349.60 feet;
thence South 89 degrees 31 minutes 32 seconds East, a distance of 166.28 feet; thence North 1
d~gree 37 minutes 13 seconds East, a distance of 110.00 feet; thence North 20 degrees West, a
distance of 150.00 feetj ~thence North 0 degrees 28 minutes 28 seconds East, a distance of
50.00 feet to the point of ~eginn~n~.
Z~CF SUPE~VTS/~/ ~lA~ ;7~;' / ~ 11 DUZ)'
t~-GISI-E/FED L/4~ SUFI~-YOR f4~E,~ 774~- L.4FtS
OF TZ/Z' SF~)~- OF tWIIVNE$O7-~