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9 PCSR 03-23-1993 ,c./ _\( ITEM 9 0i River icyoF TO: PLANNING COMMISSION lk FROM: STEPHEN ROHLF, BUILDING AND ZONING ADMINISTRATOR DATE : MARCH 19, 1993 SUBJECT: PRELIMINARY PLAT REVIEW AND ASSOCIATED VARIANCE FOR THE PLAT OF HILLTOP WOODS ESTATES BY DAVID GOW/PUBLIC HEARING, CASE NO.P 93-03 APPLICANT David and Kathy Gow, 20493 Meadowvale Road, Elk River. REQUESTED ACTION Preliminary plat review of Hilltop Woods Estates and associated variance on the length of a dead-end road. SITE ZONING R-la, single-family residential . • SURROUNDING ZONING R-la, single-family residential, all directions . LEGAL DESCRIPTION The southeast quarter of the southwest quarter of Section 18, Township 33, Range 26 , Sherburne County, Minnesota. There is a map attached to this memo showing the affected property. OVERVIEW Mr. Gow is proposing to subdivide a 40 acre parcel creating 6 lots served by private septic and well . The 6 lots use 17 acres of the 40 acre parcel . A future development plan for the remainder of the 40 acres is shown but this should not be considered a preliminary plat review of those future lots . Mr. Gow is also requesting a variance on the maximum length of a dead-end road to construct a 1,235 foot road. LOT SIZES The property is zoned R-la/single-family residential . The minimum lot size required is 2 1/2 acres exclusive of • right-of-way; all of the lots meet this requirement. The minimum width requirement is 160 feet; Lot 3, Block 2 does not meet this requirement and should be adjusted. 720 Dodge Avenue N.W., Elk River, Minnesota 55330 (612) 441-7420 P Plat, Hilltop Woods Estates Page 2 March 19 , 1993 • The remaining undeveloped portion of the 40 acres could be labeled an outlot and deemed not buildable, however, staff believes Mr. Gow is proposing to construct his own home on this portion of the property, therefore, staff is recommending it be made a 7th platted lot that can be resubdivided in the future. CITY PROJECT Mr. Gow is proposing to have the public improvements associated with this plat be done as a City project. He has not yet petitioned the City, however, if he does, this petition would be considered at the same time the Council considers preliminary plat. Because this plat is not served by City sewer and water, the only public improvements would be the road and associated storm drainage. STREETS Attached is a memo from City Engineer, Terry Maurer, dated March 16, 1993 . Mr. Maurer' s comments regarding streets should be incorporated in the design of the road in this plat. Because this is proposed to be a City project, the City Engineer will be doing that design. The following are other comments regarding the road: • a. Staff is recommending the name of the road in this plat be Victoria Drive. We will explain whay at the meeting. b. The intersection of the road proposed with the plat and Meadowvale Road needs to line up with 205th Avenue. This intersection should also be squared up with Meadowvale Road as much as possible. This may require some realignment of 205th Avenue. The City is working with the County Engineer regarding this intersection. c. There is currently a house on this 40 acre parcel that would need to be removed for the construction of the road. d. A variance is required for the length of the road in this plat. Future easements from this road to adjacent properties should be considered. e. Mr. Maurer' s memo comments on the availability of right-of-way from the plat boundary to Meadowvale Road. The road is situated in an easement from Mrs . Coates to the City of Elk River. Staff recommends the City Attorney review this easement. DRAINAGE 110 There are no wetlands associated with this 40 acre parcel . The proposed drainage easement to accommodate storm water from the plat is a depression, not a wetland. If that portion of the proposed drainage easement currently located outside of the P Plat, Hilltop Woods Estates Page 3 March 19 , 1993 • plat boundaries remains outside of the plat boundaries, it cannot be dedicated through the platting process and a separate easement document will have to be secured. Mr. Maurer' s other comments relating to drainage should be incorporated in the storm drainage plans for this plat. TREE PROTECTION Staff is recommending trees removed for road or house construction of this plat, be removed immediately or have their roots severed from adjacent trees . Further, trees that are to remain are protected from mechanical damage by having their drip lines roped off . This area has a high incident of Oak Wilt and staff suggests the developer talk to the County Forester for suggestions on preventing it. PARK DEDICATION No park or trails have been identified within the plat boundaries by the City' s Comprehensive Park System Plan. The Park and Recreation Commission will be considering this plat at their April 7, 1993, meeting. Most likely, park dedication fees of $400 . 00 per lot will be required. DEVELOPMENT PLAN • Staff anticipates soil borings being needed to determine road design. A development plan for the construction of houses should also be based on these borings . Staff recommends this development plan is approved prior to final plat review. GUN CLUB One unusual concern with the development of this property is the Gun Club located to the immediate east of the site. Staff believes the pistol range faces north, which is the closest range to this plat. One possible suggestion to keep small children from wandering onto the Gun Club property is to fence off the east property lines within this plat. Staff is not giving a specific recommendation at this time, but feels this issue should be discussed. Representatives of the Gun Club will be at the Tuesday night meeting. VARIANCE Mr. Gow is requesting a variance to allow a dead-end road that is 1,235 feet in length. This road is proposed to be eliminated with future subdivisions of adjacent property. Mr. Gow has shown easements, which will accommodate the future extension of this road. Staff feels these easements are • appropriately located. If this variance is approved, the Planning Commission will also need to consider whether the road surface ends as shown on the P Plat, Hilltop Woods Estates Page 4 March 19, 1993 • preliminary plat or is carried through to the north line of Lot 4, Block 2 . The cul-de-sacs present location would restrict the driveway location on Lot 4 . If the road is carried to the north line of Lot 4, the Planning Commission will need to consider how far the bituminous surface is constructed. Staff refers the Planning Commission to Section 900 . 40 of the Elk River Code of Ordinance for the 5 standards to consider when reviewing a variance. Staff also directs the Commission to the memo on the subject of dead-end roads included with this packet. If this variance is approved, staff recommends the following stipulations : 1 . THE EASEMENTS FOR FUTURE ROADS SHOWN ON THE PRELIMINARY PLAT ARE DEDICATED TO THE CITY. 2 . A FULL DIAMETER CUL-DE-SAC IS CONSTRUCTED WITH TEMPORARY EASEMENTS THAT ARE AUTOMATICALLY VACATED WHEN THE STREET IS EXTENDED. 3 . THE PLANNING COMMISSION GIVE A SPECIFIC RECOMMENDATION ON HOW FAR THE DRIVING SURFACE OF THIS ROAD IS CONSTRUCTED IN THIS FIRST PHASE. Staff is recommending approval of the plat of Hilltop Woods Estates with the following conditions : 1 . LOT 3, BLOCK 2, MEET THE CITY' S WIDTH REQUIREMENTS . 2 . A PORTION OF THE 40 ACRE SITE NOT CURRENTLY INCLUDED WITHIN THE PLAT BOUNDARIES, IS MADE A LOT IN THIS CURRENT PLAT. 3 . STREETS: a. TERRY MAURER' S COMMENTS ARE INCORPORATED IN THE DESIGN OF THE ROAD ASSOCIATED WITH THIS PLAT AND THAT MR. MAURER DOES THAT DESIGN (AS A CITY PROJECT) . b. THE ROAD IN THIS PLAT IS NAMED VICTORIA DRIVE . c. A CONSTRUCTION PERMIT IS OBTAINED FROM THE COUNTY ENGINEERING DEPARTMENT AND THE CITY WORK WITH THE COUNTY ON THE ISSUE OF SQUARING UP THE INTERSECTION OF MEADOWVALE ROAD, VICTORIA DRIVE, AND 205TH AVENUE . d. THE CITY ATTORNEY VERIFY THE LEGITIMACY OF THE EASEMENT FROM MRS. COATES TO THE CITY. • 4 . MR. MAURER' S COMMENTS REGARDING DRAINAGE ARE INCORPORATED IN THE DESIGN OF THE STORM SEWER FOR THIS PLAT. IF THAT PORTION OF THE DRAINAGE EASEMENT P Plat, Hilltop Woods Estates Page 5 March 19 , 1993 • SHOWN ON THE PRELIMINARY PLAT REMAINS OUTSIDE OF THE PLAT BOUNDARIES, A SEPARATE DRAINAGE EASEMENT IS OBTAINED. 5 . THE STUMPS REMOVED DURING CONSTRUCTION OF ROADS AND HOUSES ARE REMOVED IMMEDIATELY OR HAVE THEIR ROOTS SEVERED FROM ADJACENT TREES . THE DRIP LINE OF TREES REMAINING AFTER CONSTRUCTION ARE ROPED OFF TO PROTECT THEM FROM MECHANICAL DAMAGE . 6 . PARK DEDICATION BE AS PER THE FORTHCOMING RECOMMENDATION FROM THE PARK AND RECREATION COMMISSION. 7 . A DEVELOPMENT PLAN BE APPROVED BY STAFF PRIOR TO FINAL PLAT REVIEW. 8 . THE CONCERNS OF THE GUN CLUB BE CONSIDERED. 9 . THIS PLAT IS CONTINGENT UPON A VARIANCE BEING GRANTED FOR THE LENGTH OF THE ROAD. 10 . THE DEVELOPER REIMBURSE THE CITY FOR THE COST OF REVIEWING THE PLAT PRIOR TO FINAL PLAT REVIEW. • 11 . THAT THE PUBLIC IMPROVEMENTS ARE SECURED BY A 100% LETTER OF CREDIT PRIOR TO RECORDING THE PLAT (OR WHATEVER PERCENTAGE IS CITY POLICY) . 12 . THE IMPROVEMENTS IN THIS PLAT HAVE A COMPLETION DATE OF ONE YEAR FROM THE DATE OF COUNCIL FINAL PLAT APPROVAL. 13 . A DEVELOPERS AGREEMENT IS ENTERED INTO REFLECTING THE STIPULATIONS OF APPROVAL. Z ICU I rl ; .........—..—.... . ! . -. 219TH 1 X ! - , i 1 2111T N i , , *TM ..... k fl 27 J I ,,• • I i ' . \\7,\. ...„....1 k \ ' I t 214TH •• GR \ , 4 . ', •\ 213TH ' i 2TM ,---..., / 1 21 r -/ I .. — . . 1 :'. .. . . 211TH --------1 ' ........--;.-----.------- i -----!--. . •••, --. /----_- % 1 ,/ • ,sG,' '',... I , .......__r -...., i 210TH , • `,.. r. . , -- ! , _ , ...- - . , . , t.!209TH HI iea•r• aw. ' '. --...r": KN. 08TH i z5- 207TH 4 !gl 206TH '% 4IPIP .. : 4......." Z\rx\.<(\,0 1 ---,..../--- 20 5714 7.*;\ •--,.., e, 204Th _ 1 ... ...(4. , ---, -.WS 20380 a. .. ,.. 1. \ wE4 00W WAL E ,..7./OSi _ _ I —..- 202/40 zoa.., ' '.`,.. / -....-.--. , JY, o. ... . ''tir 46' . ..'NN..,..... .... 2,Ver .o.o,rm., , :0 .0 A -../ 201 ST / 7-7 MI 200TH i t .. fteniA i / ,• ' ,i 0-6' .. ..---- 3/ , , ' -"N.:4N 19974 / / /1' - ..-...... 1 alj IIIII '. <. .. Z• :iiiii. \RIOGg' I . 11.. .....r14 1 I i POI L,-- 1 \ - i 9 7 TM 0 ...... ..... ..... ..E) , /"c".... • cl. ! 1 1 \ 196TH 1 I I I I 1 I II I ii \* • . • 111 October 19 , 1992 Pam Robideau ----„, 20489 Meadowvale Road avid Gow Elk River, MN 55330 --/ ances H. Coates Steven Stoffers 12735-289th Avenue 14092 Victoria Lane Zimmerman, MN 55398 Elk River, MN 55330 Dennis & Arleen Kramer Jerry & Joyce Jorgenson 20789 Meadowvale Road 14054 Victoria Lane Elk River, MN 55330 Elk River, MN 55330 Paul & Catherine Juenemann Gary Martin 20633 Meadowvale Road 7867 Oday Avenue Elk River, MN 55330 Elk River, MN 55330 St . Louis Park Sportsman Club Gregory Frank & J. Rauch 5533 France Avenue N. 14527 County Road 79 Minneapolis , MN 55429 Elk River, MN 55330 Steven & Tammy Pullar Mark & Kay Lee 20343 Meadowvale Road 20428 Meadowvale Road Elk River, MN 55330 Elk River, MN 55330 111 J. Wendorff David Gow 20460 Meadowvale Road 20493 Meadowvale Road Elk River, MN 55330 Elk River, MN 55330 Mark & Vicki Sivila Marilyn Van Patten 20456 Meadowvale Road 12950 Meadowvale Road Elk River, MN 55330 Elk River, MN 55330 Mr. Dennis Chuba Mark & Wendy Grimmer 20455 Meadowvale Road 20466 Victoria Lane Elk River, MN 55330 Elk River, MN 55330 Thomas Nielsen, Jr. Ralph & Mary Jerzak 14129 Victoria Lane 14109 Victoria Lane Elk River, MN 55330 Elk River, MN 55330 Glen Bykkeren James & Carol Laduke 14071 Victoria Lane 14041 Victoria Lane Elk River, MN 55330 Elk River, MN 55330 Victor & Silvia Archambro Wililam & Colleen Gass 14031 Victoria Lane 14021 Victoria Lane Elk River, MN 55330 Elk River, MN 55330 Michael J. Hiltner 20431 Meadowvale Road IIIElk River, MN 55330 •sIR - 1 ? - 33 14 E D 9 : 1 2 M A I ER ST E W A R T & ASSOC - P - 1217 wi? / i 1 CONSULTING ENGINEERS iliMaier Stewart & Associates Inc. March 16, 1993 File: 230-167-11 Mr., Steve Rohlf Building and Zoning Administrator City of Elk River 720 Dodge Avenue NW Elk River, MN 55330 RE: HILLTOP WOODS ESTATES Dear Mr. Rohlf: • As requested, we have reviewed the submittal for Hilltop Woods Estates. Based on our review, we would offer the following comments: 1. The preliminary plat and grading and drainage plan were prepared by John Oliver and Associates, and were dated March 11, 1993. 2. The plat contains approximately 17 acres zoned Rla (single family residential). It is proposed to be divided into six lots. 3. The plat is outside of the City's urban service area; therefore, each lot will be served by on-site sewer facilities and individual wells, No soil borings were submitted. However, the area appears to have sufficient high ground to support the on-site sewer facilities. 4. The vertical and horizontal alignment of the road with County Roads 32 and 72 is very - poor. The horizontal alignment needs to be reviewed with the County relative to the potential realignment of County Road 72 to create a more perpendicular intersection. The street grade approaching County Road 32 is relatively steep (5%). An effort should be made to provide a less steep "landing" area for stopping adjacent to County Road 32. 5. The street section shown is 30 feet wide with integral bituminous berm. The section needs to be widened to 32 feet to meet the City typical section. The street section is proposed with four inches of aggregate base and two inches of bituminous surfacing. It . is recommended this be increased to a minimum of five inches of aggregate base and two lifts of bituminous surfacing totalling at least three inches. 6. The proposed road construction ends short of the north plat boundary; however, the right-of-way continues to the north end. Also, it is proposed to construct a gravel road bed for future road purposes to the north plat boundary. A full-sized 45 foot radius cul- • t ...1 , . .. i i, . , .. , 1n •, ., -- - .,.. +^_ ,. , . . 17 - 9WED 9 : 1 3 HA I ER STEN A R T & ASSOC - P _ 0 S Mr. Steve Rohlf March 16, 1993 Page Two 7. Drainage from the street is shown running to a low point in the road where it is proposed to run off each side of the road, flow through a culvert, and then to a ponding area on Lot 2, Block 1. We would recommend that catchbasins be required rather than letting the drainage flow off the side of the road. Also, drainage calculations need to be supplied to insure that the drainage easement is properly sized. It should be noted that a portion of the drainage easement shown on the preliminary plat is outside of the actual plat boundary. 8. It is not clear whether or not there is a right-of-way available for the road from County Road 32 to the start of the plat. • If you have any questions regarding any of these comments, please call. Sincerely, MATER STEWART & ASSOCIATES, INC. Terry J. Maurer, P,E. TJM:tp 167-1703.mur •