6.2. SR 06-19-2000?ity of
River
TO:
FROM:
DATE:
SUBJECT:
Item # 6.2.
MEMORANDUM
Mayor and City Council
Michele McPherso(l~irector of Planning
June '14, 2000
Case Number: P 00-6
Request for Final Plat Approval, Rolling
Hills
Request
The applicant, Rod Dragsten, requests final plat approval for a 30-lot cluster subdivision
on 113.6 acres.
Location
22638 Jarvis Street NW (NE ¼ of the NW ¼ together with the South Half of the NE ¼ of
Section 1, Township 33, Range 26)
Zoning/Land Use
A1 (Agricultural Conservation)IA (Agriculture)
Attachments
· Location Map
· Final Plat
· Memo from the City Engineer
· Resolution No. 00-
Overview
The proposed subdivision is comprised of 30 single-family lots and three outlots. The
lots are adjacent to a central ring road and cul-de-sac. One road is proposed from
Jarvis Street. A connection is proposed from the ring road to the north property line to
provide access to a future subdivision should the property to the north develop. The
outlots will be dedicated as open space. Trails and a gazebo are also proposed.
Analysis
13065 Orono Parkway * P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo to the Mayor and City Council/P00-6
June 14, 2000
Page 2
Proposed Subdivision
The proposed 30-lot subdivision will be located on the 80 acres. The third forty will be
set aside as permanent open space. In addition to the set aside, 28.36 acres will also
be set aside from the 80 acres (Outlots A & B). The community septic system will be
located near the intersection of Jarvis and 226th Avenue on Outlot B.
Density
In the A1 District, base density is calculated by dividing the Eligible acres (Total area
minus existing road right of way) by 10 and multiplying by 2.15:
112.61 / 10= 11.26x2.15=24.21 (24 lots)
The applicant in intending to increase the density by
· Creating an endowment for the land trust or homeowner's association for the
maintenance of the conservation easement
· Increasing the preserved open space to 60%
· Reusing a structure from the existing farmstead
· Creating an architectural theme
· Allowing public access to the trails
Each of the above items increases the density by 5%. This increases the density to 30
lots.
Lot Layout
The 30 new lots of the subdivision are proposed to be located outside and within a ring
road and on either side of a 700-foot (approximate) cul-de-sac (226th Circle). The 30th
lot (4.28 acres) will be adjacent to Jarvis Street and has been created for the existing
home. There is 413 feet from Jarvis Street to the first lot (Lot 1, Block 1) on the south
side of 226th Avenue.
The lots range in area from .80 to 2.04 acres. The largest lot, 4.28 acres is for the
existing home. Lot widths range from 84 to 421 feet. The average density is one unit
for each 3.75 acres.
Access
Roads
One road, 226th Avenue is proposed from Jarvis Street. This will be a ring road, looping
back on itself. A 700-foot cul-de-sac (226th Circle) will extend to the west from 226th
Avenue. A short road extension (Cleveland Street) is proposed to the north property
line that will provide a connection should the property to the north develop. It is
anticipated that this extension would connect back to Jarvis Street through the property
to the north.
Memotothe Mayorand Ci~ Council/P00-6
June 14, 2000
Page 3
The roads will be paved rural sections that would be paved immediately including
Cleveland Street. Adequate right of way, which meets the City's requirements, is being
dedicated as part of the plat. Since publication of the public hearing notice, staff has
received a number of calls regarding the paving of Jarvis Street, which is not paved in
this area. Several years ago, the City was interested in paving Jarvis Street, however,
Burns Township was not interested in participating in the project. Typically, on road
projects that are on City boundaries, costs are shared equally by properties in both
jurisdictions. A funding mechanism for payment of this project will need to be
determined.
Trails
Pedestrian trails are being proposed to provide access and connection to the gazebo
on the separate 40-acre parcel. The trails are connected to 226~ Avenue at three
points: two on the south side and one from the extension piece to the north. One of
the southerly connections is located in a 50-foot trail corridor between Lot 5, Block 1,
and Lot 1, Block 2. As the area along the south side of the plat is seasonally wet, this
trail is proposed to be a mown trail, with no pavement or chips. The path near the north
property line is located on higher ground and could be either a limestone or woodchip
trail. The applicant has indicated that these trails will be open to the general public.
Grading and Drainage
The applicant has submitted a revised grading and drainage plan based on previous
comments from staff. Issues relating to these subjects are outlined in the attached
Engineer's memo.
The applicant has process the proper application for wetland impacts. Wetland impacts
were reduced to the greatest extent possible. The Council will have seen and approved
the staff recommendation regarding wetlands prior to approval of the final plat.
Utilities
The subdivision will be served by a community septic system and individual wells.
Each home will have its own septic tank. The amount of septic flow will not trigger a
MPCA permit; staff will review and approve the septic design and issue a permit. The
primary and secondary septic sites will need to be fenced to protect them during
construction.
Landscaping
A landscape plan was not submitted with this packet. The subdivision ordinance
requires one yard tree and one street tree for each lot. The applicant has also
discussed planting trees in a pattern similar to a windbreak along the property lines of
the first lots off of Jarvis Street to provide additional screening. A landscape plan will
need to be submitted for staff approval prior to final plat approval.
Memo tothe Mayorand City Council/P00-6
June 14, 2000
Page 4
Tree Preservation
As discussed earlier, impact to trees on the site will be minimal due to the proposed
limits of grading. Trees at the limits of grading should be fenced at the drip line to
prevent encroachment by equipment, debris, etc.
Park Dedication
The Park and Recreation Commission reviewed this subdivision at its March 8, 2000
meeting and recommended that cash dedication be accepted. The fee will be based on
the density allowed under the zoning district (11 lots). The Master Park Plan has an
area-wide park identified in this area of the City. The Commission also recommended
that an easement be obtained to allow public trail access to the 40-acre set aside for
the future should a regional park be developed in this area. The easement would only
be used if a regional recreational facility were developed adjacent to the 40-acre Outlot
C.
Architectural Theme
The applicant is still working on an architectural theme. At the Planning Commission
workshop, the applicant discussed white fencing along Jarvis Street and 226th Avenue,
natural building materials for home fronts, and street lights on each property (operated
by a photo cell).
Conservation Easement/Homeowner's Association
The cluster ordinance requires that the open space be placed in a conservation
easement. A land trust or the homeowner's association may hold this easement. A
homeowner's association will be required to maintain the community septic system.
The applicant has not identified who will hold the easement.
City Council Recommendation
Staff recommends that the City Council approve the attached resolution for final plat of
Rolling Hills, P 00-6, with the following conditions:
That a developers agreement be prepared outlining the terms and
conditions of the plat approval and installation of improvements to be
recorded with the final plat.
2. That all comments of the City Engineer be incorporated into the preliminary
plat.
3. That a homeowner's association document be prepared subject to the City
Attorney review and approval prior to final plat.
4. That streetlights be installed as required by Elk River Utilities.
Memotothe Mayorand City Council/PO0-6
June 14, 2000
Page 5
5. That a letter of credit be provided to the City in the amount of 100% of the
public improvements.
6. That park dedication be paid at the rate required by the City for 11 lots prior
to releasing the plat for recording.
That an access easement be granted to the City over the 40-acre set aside
for trail access should a regional recreational facility be created on an
adjacent parcel.
8. That 68.36 acres of land be placed in a conservation easement to be held
either by the homeowner's association or a qualified land trust.
That 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 a one-year period.
10. That a surface water management fee in the amount required by the City be
paid prior to releasing the plat for recording.
11.That the Cleveland Street extension be paved to the north property line.
12. That a grading and erosion control plan and limited development plan be
submitted and approved by the City Engineer prior to the issuance of
building permits.
13.That a sealcoat fee in the amount determined by the City be paid prior
releasing the plat for recording.
14.
That a landscape plan be submitted that shows one street and one yard
tree per lot and additional plantings along the property lines of Lot 1, Block
1, and Lot 7, Block 3.
15. That all mailboxes in the development be clustered.
16. That any trees on or off site, near the limit of grading that are to be
protected shall be fenced with a snow fence at the dripline to prevent
grading, compaction or storage of debris and equipment prior to
commencement of grading.
17. That the primary and secondary septic sites be protected with snow fence
to prevent grading, compaction or storage of debris and equipment prior to
commencement of grading.
Memotothe Mayorand City Council/P00-6
June 14, 2000
Page 6
18. That an endowment to the conservation easement holder be provided
where the principle would generate sufficient annual interest to cover the
holder's yearly costs to enforce the conditions of the easement.
19. That the applicant is required to submit a theme, which is defined and
documented, including the location of side-loaded garages and front
porches.
20. That the ownership and remodeling of the barn be specifically defined by
the developer.
21.That sidewalk and trail details be provided, showing a sidewalk to connect
Jarvis to the trail system, and also showing where the trail will go through
the lowlands and what it will look like.
22. Staff and the developer shall reach an agreement regarding the developer's
share of paving Jarvis Street.
23. The applicant shall complete the wetland mitigation process for wetlands
impacted on the site prior to approval of the final plat.
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LOCATION
MAP
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13065 Orono ParkWay· P.O. Box 490 CASE:
Elk River, MN 55330
P 00-6
Howard R, Green Company
CONSULTING ENGINEERS
June 14, 2000
File: 809820J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, MN 55330-0490
RE:
ROLLING HILLS EDITION
CITY OF ELK RIVER, MINNESOTA
Dear Ms. McPherson:
We have reviewed the revised submittal package for the Rolling Hills Addition received by the
city on June 8, 2000. The plans were prepared by Bogart, Pederson and Associates Inc. and
dated June 5, 2000. Based on our review, we would offer the following comments:
Wetland Issues
Last month when the Technical Evaluation Panel reviewed the Rolling Hills
Development, they made several suggestions for methods to minimize even further the
wetland impact caused by this development. The revised plan shows that these
suggestions have been implemented. The road alignment has been adjusted slightly in
two locations to eliminate wetland impact at one point and significantly reduce it at the
other point. I believe that the wetland impact/mitigation plan is now approvable.
Grading Plan
1. There are several lots, including Lot 3 Block 1, Lots 8, 9 and 11 Block 2, and Lot
3 Block 3, that have house elevations below the street level. We believe,
because of the small lots, the houses should be situated at an elevation above
the street level. In one case, Lot 9 Block 2, this could easily be accomplished by
simply sliding the house pad forward. In the other cases, a retaining wall or
grading of the lot may be necessary.
2. Lots 6-11 Block 2 have a large wetland complex in their rear yard. The
emergency overflow elevation from this wetland is labeled as 959.0. We believe
that this elevation is wrong. We believe that the overflow elevation is to the west
and at approximately 956 +/-. City policy requires that the lowest opening in any
home adjacent to a wetland or a pond be set one foot above the emergency
overflow elevation. Assuming that the new overflow elevation is approximately
956, Lots 8, 9 and 11 have lowest openings below the emergency overflow. The
house style either needs to be changed or possibly the wetland mitigation could
be moved to this location and lower the emergency overflow elevation
significantly.
Ltr--O61400-McPherson.doc
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Ms. McPherson
June 14, 2000
Page 2
C. Storm
1.
Do
Street
1.
2.
3.
4.
The minor adjustment to the road alignment has created a Iow spot in the front of
Lot 3 Block 3. In order to drain this area, a pipe is shown under the road to the
wetland complex in the center of Block 4. An easement will be necessary across
Lot 3 Block 4 to accommodate this pipe and the drainage through it. A better
solution, we believe, would be to just grade the Iow spot out of Lot 3. It does not
appear .that Lot 3 is one of the wooded lots so grading in this area would not
disturb existing vegetation.
A previous comment letter indicated that Lots 6 and 7, Block 3 had lowest
openings below the emergency overflow over Jarvis Street. The house
elevations on Lot 6 have been raised to get the lowest opening elevation above
one foot above the emergency overflow. However, a similar adjustment has not
been made for Lot 7.
An emergency overflow elevation needs to be provided for the culvert
underneath the road near Lot 5 Block 1.
The sedimentation pond located between Lots 2 and 3, Block 4 should have
sufficient grading at the outlet to insure that drainage does not cross the house
pad on Lot 2 Block 4.
Drainage
No calculations were included for the sedimentation ponds. These calculations
should be included with the next submittal. Normal water elevation at high water
elevation for each pond should be noted.
Storm drainage calculation should be submitted with the drainage calculations.
The colors on the drainage area map denoting the proposed drainage areas and
existing areas should be reversed. Areas should be noted for the proposed
drainage areas. Verify that the areas shown on the map and areas used in the
TR20 program correspond. The 18-inch CMP outlet for Basin 1 should be shown
on the plans when the drainage area map is resubmitted with the calculations.
For the next submittal, please do not use yellow-colored font and submit a full-
size plan.
Construction
All storm sewer piping should be noted as reinforced concrete pipe (RCP).
All rip rap should be Class IV.
A detail for the riser control structure should be included in the plans.
The placement of the catch basins shown at the intersection of 226th Avenue on
Sheet 4 should be revised or an additional catch basin should be added to
capture water flowing south on 226th Avenue before the intersection depending
on the storm water flows.
MH 111 should be placed in the curb line, and an R-3067-V casting should be
used.
The storm sewer on 226th Circle should be labeled in plan view and shown in
profile.
Ltr--O61400-McPherson.doc
Howard R. Green Company
CONSULTING ENGINEERS
Ms. McPherson
June 14, 2000
Page 3
7. We are currently reviewing the on-site sanitary sewer system design.
forward comments on that design under separate cover.
Please call if you have any questions regarding any of these comments.
Sincerely,
Howard R. Green Company
Terry J. Maurer, P.E.
Cc: John Bogart, Bogar, Pederson and Associates Inc.,13076 First Street,
Becker, MN 55308
Ltr---061400-McPherson.doc
Howard R. Green Company
CONSULTING ENGINEERS
RESOLUTION NO. 00 -
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
Rollinq Hills
Case No. P 00-6
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 May 15, 2000; 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:
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.
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.
Fo
The proposed subdivision will not conflict with easements of record
or with easements established by judgment of a court.
Go
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 the final plat is not recorded within that time.
The foregoing
resolution was introduced by Council Member
and duly seconded by Council Member
The following voted in favor of the Resolution.
The following voted against the Resolution:
The following were absent:
S:\DOCUMENT~RESOLUTI~p00-6.DOC ?at~e 2
WHEREUPON the resolution is adopted.
Passed and adopted this __ day of
,2000.
Stephanie Klinzing, Mayor
CERTIFICATE
STATE OF MINNESOTA
COUNTY OF SHERBURNE
CITY OF ELK RIVER
I, the undersigned, being the duly qualified and acting Clerk of the City of
Elk River, Minnesota, hereby certify that the above resolution is a true and
correct copy of the resolution as adopted by the City Council of the City of Elk
River on ,2000.
WITNESS my hand officially as such Clerk and the corporate seal of the
City this ~ day of ,2000.
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
Sandra Peine, City Clerk
The foregoing instrument was acknowledged before me this
, 2000, by Stephanie Klinzing, Mayor, City of
Minnesota.
Elk
day of
River,
Notary Public
S:\DOCUMEN~RESOLUTI\p00-6,DOC Page 3
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this
, 2000, by Sandra Peine, City Clerk, City of
Minnesota.
Elk
day of
River,
Notary Public
THIS INSTRUMENT WAS DRAFTED BY:
DOHERTY RUMBLE & BUTLER
3500 Fifth Street Towers
150 South Fifth Street
Minneapolis, MN 55402-4235
S:\DOCUMEN~RESOLUTI\p00-6.DOC Page 4
EXHIBIT A
Legal Description:
The Northeast Quarter of the Northwest Quarter, together with the South Half of
the Northeast Quarter of Section 1, Township 33, Range 26, Sherburne County,
Minnesota.
S:\DOCUMENT~RESOLUTI~p00-6.DOC Page 5
EXHIBIT B
10.
11.
12.
13.
14.
15.
16.
THAT A DEVELOPERS AGREEMENT BE PREPARED OUTLINING THE TERMS AND
CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS TO BE
RECORDED WITH THE FINAL PLAT.
THAT ALL COMMENTS OF THE CITY ENGINEER BE INCORPORATED INTO THE
PRELIMINARY PLAT.
THAT A HOMEOWNER'S ASSOCIATION DOCUMENT BE PREPARED SUBJECT TO THE
CITY ATTORNEY REVIEW AND APPROVAL PRIOR TO FINAL PLAT.
THAT STREETLIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES.
THAT A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE
PUBLIC IMPROVEMENTS.
THAT PARK DEDICATION BE PAID AT THE RATE REQUIRED BY THE CITY FOR 11 LOTS
PRIOR TO RELEASING THE PLAT FOR RECORDING.
THAT AN ACCESS EASEMENT BE GRANTED TO THE CITY OVER THE 40-ACRE SET ASIDE
FOR TRAIL ACCESS SHOULD A REGIONAL RECREATIONAL FACILITY BE CREATED ON
AN ADJACENT PARCEL.
THAT 68.36 ACRES OF LAND BE PLACED IN A CONSERVATION EASEMENT TO BE HELD
EITHER BY THE HOMEOWNER'S ASSOCIATION OR A QUALIFIED LAND TRUST.
THAT 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 A ONE-YEAR PERIOD.
THAT A SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY THE CITY
BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
THAT THE CLEVELAND STREET EXTENSION BE PAVED TO THE NORTH PROPERTY LINE.
THAT A GRADING AND EROSION CONTROL PLAN AND LIMITED DEVELOPMENT PLAN
BE SUBMITTED AND APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF
BUILDING PERMITS.
THAT A SEALCOAT FEE IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR
RELEASING THE PLAT FOR RECORDING.
THAT A LANDSCAPE PLAN BE SUBMITTED THAT SHOWS ONE STREET AND ONE YARD
TREE PER LOT AND ADDITIONAL PLANTINGS ALONG THE PROPERTY LINES OF LOT 1,
BLOCK 1, AND LOT 7, BLOCK 3.
THAT ALL MAILBOXES IN THE DEVELOPMENT BE CLUSTERED.
THAT ANY TREES ON OR OFF SITE, NEAR THE LIMIT OF GRADING THAT ARE TO BE
PROTECTED SHALL BE FENCED WITH A SNOW FENCE AT THE DRIPLINE TO PREVENT
S:\DOCUMEN~RESOLUTI\p00-6.DOC Page 6
17.
18.
19.
20.
21.
22.
23.
GRADING, COMPACTION OR STORAGE OF DEBRIS AND EQUIPMENT PRIOR TO
COMMENCEMENT OF GRADING.
THAT THE PRIMARY AND SECONDARY SEPTIC SITES BE PROTECTED WITH SNOW FENCE
TO PREVENT GRADING, COMPACTION OR STORAGE OF DEBRIS AND EQUIPMENT
PRIOR TO COMMENCEMENT OF GRADING.
THAT AN ENDOWMENT TO THE CONSERVATION EASEMENT HOLDER BE PROVIDED
WHERE THE PRINCIPLE WOULD GENERATE SUFFICIENT ANNUAL INTEREST TO COVER
THE HOLDER'S YEARLY COSTS TO ENFORCE THE CONDITIONS OF THE EASEMENT.
THAT THE APPLICANT IS REQUIRED TO SUBMIT A THEME, WHICH IS DEFINED AND
DOCUMENTED, INCLUDING THE LOCATION OF SIDE-LOADED GARAGES AND FRONT
PORCHES.
THAT THE OWNERSHIP AND REMODELING OF THE BARN BE SPECIFICALLY DEFINED BY
THE DEVELOPER.
THAT SIDEWALK AND TRAIL DETAILS BE PROVIDED, SHOWING A SIDEWALK TO
CONNECT JARVIS TO THE TRAIL SYSTEM, AND ALSO SHOWING WHERE THE TRAIL WILL
GO THROUGH THE LOWLANDS AND WHAT IT WILL LOOK LIKE.
STAFF AND THE DEVELOPER SHALL REACH AN AGREEMENT REGARDING THE
DEVELOPER'S SHARE OF PAVING JARVIS STREET.
THE APPLICANT SHALL COMPLETE THE WETLAND MITIGATION PROCESS FOR
WETLANDS IMPACTED ON THE SITE PRIOR TO APPROVAL OF THE FINAL PLAT.
S:\DOCUMEN~RESOLUTI\p00-6.DOC Page 7
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