6.3. SR 03-15-1999
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Item # 6. 3 .
MEMORANDUM
River TO:
FROM:
The Mayor and City Council
Stephen Wensman, Planner:;J
March 15, 1999
DATE:
SUBJECT:
Heritage Landing Administrative
Subdivision, Public Hearing Case No.
AS 99-1
Request
Heritage Landing Development is requesting an Administrative Subdivision
to create one new lot from a 7.14 acre parcel.
Location
.
General Location: SW1/4, NW1/4 of Section 31, Township 33, Range 26, Elk
River, MN
Zoning/Landuse
C3 (Highway Commercial) / HB (Highway Business)
Attachments
- Location Map
- Certificate of Survey, revised 1/29/99
Overview
The applicant is requesting to split an existing 7.14 parcel to create one new
lot. The parcel proposed to be split is south Highway 10, west of Waco Street
NW and next to Big Lake Township. The property is in the urban service
district however, water and sewer are not yet available to the property.
Parcel A and B will be 5.78 and 1.36, respectively. Both lots A and B conform
to the minimum dimensional requirements in the C3 zone. However, Parcel
B contains a large wetland (undefined at this time) and may not be a
buildable lot for anything other than a billboard as proposed. Typically, a
.
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 99-1
March 15, 1999
Page 2
buildable lot is one that can reasonably contain a building pad, parking, and
septic if not in the urban service district.
The existing parcel did have a billboard located on it, however sometime in
1998 it was removed from the site.
Access
Both Parcels front on Highway 10 and have access via a small driveway. A
driveway easement would provide access into both parcels. A permit will be
required from MNDOT when the site is developed. The applicant began the
application process for a MNDOT permit in 1995 and was told they would
receive approval with a right turn lane into the site. The applicant has not
reapplied, but would likely be granted a permit.
If for some reason a permit to access off Highway 10 is not granted, an
alternative access might be created by extending a frontage road from Big
Lake Township. In this case, the City Ordinance would require that the
property be platted.
Easements
.
A 66 foot driveway easement crosses both proposed parcels, A and B. This
easement is accessed of Highway 10 via a small existing driveway.
10 foot Drainage and Utility Easements will be required around the
perimeter of both parcels; 5 feet along common lot lines.
Furthermore, a Drainage Easement will be required to be place over a
presently undefined wetland on the site.
Other drainage issues are unknown due to lack of information.
Park and Recreation Commission Recommendation
The Park and Recreation Commission recommended a cash dedication in lieu
of land to satisfy the park dedication requirements for the new lot being
created.
Recommendation
.
Staff recommends that the City Council postpone this request by Heritage
Landing Development for an administrative subdivision to create a new lot
from a roughly 7.14 acre parcel until the applicant can provide wetland
delineation and staff can assess if the proposed new lot is buildable. Should
\ \e I kri ver\sys \shrdoc\planning\stevewen \ccmmo \as99-1 cc. doc
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Memo to the City Council IAS 99.1
March 15, 1999
Page 3
the Council wish to approve the request, staff recommends the following
conditions:
1. THAT AFTER WETLAND DELINIATION, THE LOTS TO BE CREATED ARE
DEEMED BUILDABLE BY CITY STAFF.
2. THAT TEN FOOT DRAINAGE AND UTILITY EASEMENTS BE GRANTED TO
THE CITY ALONG THE PROPERTY LINES OF EACH PARCEL, EXCEPT
WHERE THERE ARE COMMON LOT LINES, A FIVE FOOT DRAINAGE AND
UTILITY EASEMENT WILL BE REQUIRED PRIOR TO RECORDING THE
ADMINISTRATIVE SUBDIVISION.
3. THAT THE EXISTING WETLAND BE DELINEATED AND THAT A DRAINAGE
EASEMENT BE PLACE OVER THE WETLAND AND GRANTED TO THE CITY
PRIOR TO RECORDING THE ADMINISTRATIVE SUBDIVISION.
4. THAT THE ADMINISTRATIVE SUBDIVISION BE CONTINGENT ON ACCESS
BEING GRANTED TO THE TWO LOTS VIA HIGHWAY 10.
5. PARK DEDICATION FEE BE PAID IN THE AMOUNT REQUIRED BY THE CITY
PRIOR TO RECORDING THE ADMINISTRATIVE SUBDIVISION.
6. THAT PAYMENT OF SURFACE WATER MANAGEMENT FEE IN THE AMOUNT
REQUIRED BY THE CITY FOR EACH OF THE NEW LOTS BEING CREATED
BE PAID PRIOR TO RECORDING THE ADMINISTRATIVE SUBDIVISION.
.
.
\ \elkriver\sys\shrdoc \p I anning\stevewen \ccmmo \as99-1 cc. doc
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ZONING
MAP,
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13065 Orono Parkway · P.O. Box 490
Elk River, MN 55330
CASE:
AS 99-1
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