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5.3 .-(./ A ( ITEM 5.3. t�ty of MEMORANDUM lkIRiver TO: PlanningCommission FROM: Steven B. Ach, City Planner�=? DATE: January 23, 1996 SUBJECT: Preliminary Plat Request by Dan Boman, Public Hearing Case No. P 95-9 Issue Request for Preliminary Plat Approval to subdivide 110 acres into 11 single family lots. Location West of Jarvis Street (Country Road 24), north of the 215th Avenue IIIalignment and south of the 217th Avenue alignment. Zoning/Land Use A-1 (Agricultural Conservation) /A (Agricultural) Attachments • Location Map • Zoning Map • Preliminary Plat • Planning Area Map • Letter from the City Engineer dated 1/17/96 Overview The preliminary plat request involves an area of land approximately 110 acres in size. The property is currently vacant. Characteristics include a large wetland area covering approximately 45 acres on the eastern portion. As the property extends west, the topography rises 40 - 50 feet to an area that is variably wooded, along with one significant wetland basin. • 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Ridgewood Hills Preliminary Plat Page 2 January 23, 1996 • Background The eastern 80 acres of the subject property went through an administrative subdivision in 1993. The application included subdividing the northeast 10 acres and leaving a 70 acre parcel. The 10 acre parcel is not included in this preliminary plat request. Wetlands In order to gain access to the developable portion of the parcel, approximately 1.7 acres of wetland will need to be filled. In accordance with the State Wetland Conservation Act, the developer will be required to mitigate at a ratio of two to one. Therefore, approximately 3.4 acres of new wetland will be created to offset the requested fill activity. Approval of this proposed plat will be conditioned upon receiving the appropriate wetland permits from the city and other agencies. The City's Technical Advisory Committee is reviewing the wetland mitigation and will be forwarding a recommendation to the City Council in February. Minimum Lot Size • The A-1 zoning district requires a minimum lot size of ten acres or a density of 4 per 40. Based on 110 acres included in the plat, if possible, 11 lots could be created. If the density option is selected, which the developer has, the minimum lot size is 2 1/2 acres with at least 1 acre of upland area for a house, two septic sites and a well. When determining a minimum lot area, wetland types 3 (Inland Shallow Fresh Marshes), 4 (Inland Deep Fresh Marshes), and 5 (Inland Open Fresh Water) are not included in the calculation. The type of wetland impacting lots 1, 2, and 3 is a type 2 (Inland Fresh Meadow) and 6 (Shrub Swamp); therefore, the wetland can be used in determining the total lot area. It should be noted that all three of these lots have the minimum 1 acre of upland as previously mentioned. Streets The proposed road off of Jarvis will continue through the plat to the western limits. Extending streets to the plat's limits has been done consistently on plats in recent history. • The street section that will be used is a 32 foot wide rural street with bituminous curbs. County Road 24, (Jarvis Street) is a Anoka County s:planning:pc:p95-9 Ridgewood Hills Preliminary Plat Page 3 January 23, 1996 • Highway. The County has been contacted and is requesting an additional 17 feet of right-a-way for future road improvements along with restricted access to the County road. This can be included on the final plat for recording. Area Wide Plans Included as part of this report is a planning area map illustrating a broader area beyond the limits of the proposed plat. The purpose of this map is to better illustrate some of the possible future street connections as properties in this area develop over time. Currently 213th Ave to the south and 218th to the north are long dead ends exceeding the city's maximum length for a dead end. This road will also exceed the city's standards; however, by being extended to the western limits, provides the "opportunity" to make future connections and eliminate the extraordinary dead ends in this area. Recommendation It is recommended the Planning Commission recommend approval of the preliminary plat request by Dan Boman to subdivide 110 acres into 11 single family lots with the following conditions: • 1. A developers agreement be prepared outlining the terms and conditions of the plat approval and necessary road construction. This document needs to be prepared and executed prior to releasing the plat for recording. 2. Additional right-of-way and other comments as requested by Anoka County be incorporated as part of the plat. 3. If the developer is going to save the trees along the north property line, additional right-of-way will need to be dedicated to allow the road to be constructed within the center of the right- of-way. 4. The City Council approved the wetland mitigation plan and all conditions of that approval be incorporated into the conditions for final plat. 5. All of the comments in the City Engineer's memo dated 1/17 /96 be incorporated into the revised preliminary plat and made a condition of this approval. • 6. Detailed grading plans of each of the storm water detention basins be provided for the City Engineer's review and approval. s:planning:pc:p95-9 Ridgewood Hills Preliminary Plat Page 4 January 23, 1996 0 7. A letter of credit in the amount of 100% of the cost of the public improvements be provided prior to releasing the final plat for recording. 8. A surety bond in the amount of 25% be provided to the city upon completing the street improvements for a one-year period to guarantee the quality of the work. 9. A seal coating fee in the amount determined by the City Engineer prior to releasing the final plat for recording be provided. 10. Street lights provided within this plat as requested by Elk River Utilities. 11. Appropriate permits from Anoka County be obtained for access onto County Road 24. 12. Best management practices be used during the construction of the streets. • 13. Surface water management impact fee in the amount of$679.80 be paid prior to recording the plat. 14. Park dedication fee in the amount of$6,050.00 be provided prior to releasing the final plat for recording. • s:planning:pc:p95-9 411111 7.7"....:.......'... -- -- -- - '--- — ------- --- 223RD i fp222ND i /MT WNW- \„ — 1--' 221ST LOCATION 220,H � --- - ran 4.241E 219111 / 1.1• __- ^-'------ ---- ---- \I02181 - - 217TH Al ::�:: • i• 216TH •':1 214TH 0 •• - :. .' .�..�. ••• l 2y01 a o.r mMrr .an ro '4, 213TH 2121H — -- • _ Y : : . - :.i:::*VC ;1:: :... .,XX.-- — . .1....{ 211TH . . ............. .. . . ,� ::1 ':... z1oTH r 209TH —4 -----:'.r^ .•.. 208TH ck( ---\-( (-2 LOCATION N i1! ijver MAP0 13065 Orono Parkway •P.O. Box 490 CASE•Pp 95 ' 9 Elk River, MN 55330 a1- of zI . J. •iI YI - �I >1 �I ,I CI Ltd of ,UI ©1 ¢1 - -) - - ::.:e? - —, _ r. .�;,. ...229711'` 228Th - _ { t cts IL_ _ • • • ' - ..� ._ . - _J♦ -pry • 1J V • _ 1 . Z 227Th '�...� I t I 1 C! i 226Th '• C PLANNING AREA 1 225TH ... Is / - . •'•••• • -- .. 224TH F. 1 1 - r . . . . Pi ( 223RD IW 222ND y . 2 I Q 1\ COUNTY NOAQ NQ. 71 S 1 T A i ` 1 r� �2.: 2?S vENUE d % p 221sT ❑ p 0 0 . 1 � p p 220TH • — o Ip 0 Z �• a 219TH J: % 40 .:::. p ❑ ❑ ❑ D . / -_ 2113-42. A.ame a 218Th 0 "" WIETLANDS '• / PLAT BOU IDARY 0 217TH At y It y~ 216TH 5 p < ry: PRO SED ROAD :i: 1 0 215Th ❑ III • P' {i``r 214Th \ i• p A • _�'• ...... %?J. • ❑ 213TH T 1p.CWNT❑ROAO NC 33 •- .'.......: a 213TH ' alts ° " :: .'::. 212TH St January 17, 1996 • M File: 230-296-11 CONSULTING ENGINEERS Mr. Steve Ach 1326 Energy Park Drive City Planner St.Paul,MN 55108 City of Elk River 612-644-4389 13065 Orono Parkway 1-800-888-2923 P.O. Box 490 Fax:612-644-9446 Elk River, MN 55330 RE: DAN BOMAN PROJECT Dear Mr. Ach: As you are aware, we have had a number of meetings with Mr. Boman and representatives of his engineering company to discuss issues on his proposed plat. The plat is located in the central portion of the City and consists of approximately 110 acres divided into 10 residential lots. Through this series of meetings, we have been able to address many of the issues regarding this plat. CIVIL ENGINEERING: ENVIRONMENTAL MUNICIPAL The three major issues that we have resolved through these meetings are the number and oPlANNING size of the lots proposed, the extension of the bituminous roadway entirely through the plat SOLID WASTE to its western border, and the wetland filling and mitigation plan. In fact, on January 2, STRUCTURAL 1996, the Technical Advisory Committee met to review the wetland mitigation proposal SURVEYING and found no problems with it. Therefore, this wetlands plan is working its way through TRAFFIC the process. TRANSPORTATION In the future, we will need some information relative to grading on the site, although it is ELECTRICAL/MECHANICAL not very critical with the size lots proposed. We will also need specific storm drainage ENGINEERING: calculations and a street design, especially through the eastern edge of the plat where the HVAC street is through wetlands to be filled. The County should be contacted regarding POWER DISTRIBUTION additional right-of-way on Anoka County 24. Also, in the northwest we talked about SCADA adding additional right-of-way to preserve trees. SYSTEM CONTROLS I see no problems with this development moving through the Planning Commission and then the Council in its preliminary form. If you have any questions regarding this project, please call. Sincerely, MSA, CONSULTING ENGINEERS OFFICES IN: •MINNEAPOLISG� PRIOR LAKE Terry J. curer, P.E. ST.PAUL WASECA TJM:tw 296-1709.jan An Equal Opportunity Employer Io IMF Nal Sherburi-te Countq ��` �. 54qhway� Department f=<< l ti b ,... ,,,.... =C:".......... ... P.O. BOX 338 • ELK RIVER, MN 55330 • PHONE(612)441-1722 • FAX(612)441-2264 January 18, 1996 Mr. Steven Ach City of Elk River Planner 13065 Orono Parkway Elk River, MN 55330 RE: Oak Creek Estates and Ridgewood Hills Preliminary Plats Dear Mr. Ach: We have reviewed the above referenced plats and have the following comments: I• - As we discussed, the proposed access into the Oak Creek Estates Plat from CSAH 1 should be located directly across CSAH 1 from our proposed realignment of CR 44. The realignment will be constructed with our scheduled 1996 CSAH 1 improvement project. The developer can contact us for construction plans and project scheduling. - The proposed access into the Oak Creek Estates Plat from CSAH 1 will require a permit from this office. - We are concerned that there are no provisions for east/west connections between plats on either side of the City owned abandoned rail line. By not providing internal connections across this trail, all of the traffic generated by these developments are forced to use the County Road system even for local-type trips that are normally accommodated by city streets. n4 Ridgewood Hills Plat is located adjacent to an Anoka County owned and maintained roadway (CSAH 24). Any additional right-of-way Anoka County needs or requests T - The should be provided. - Anoka County may wish to eliminate the existing driveway immediately south of the proposed access road. Access into this lot can be accommodated via the proposed roadway into Ridgewood Hills. - The proposed access into the Ridgewood Hills Plat from Anoka County CSAH 24 will require a permit from the Anoka County Highway Department. • - Any additional requests or comments Anoka County may have regarding CSAH 24 should be addressed prior to plat approval. If you have any questions or require any additional information, please feel free to call. Sincerely, oran M. Cote, P.E. Assistant Sherburne County Engineer cc Mr. Doug Fischer, Assistant Anoka County Engineer i i PILL OPT 1 sr • f dl• \••Vat MURAL sscT10111 • • �_ � -,'7.- Wsiaati• 1(96] T" _ _ -- _ :-------- - 1W — • -_ —lift • .WWI 1 , , _ i • r',.. \ % Ir4".,., '4"' ''\ : / ‘ 40Pip • -••••• I,4 :J.? c. /� .1,kart \ __ ,..,,,- _,.,: - ...._.--7.•,.,.• __- ::v ,.., „, ^ • •_ / \ • I : 'I s . e;„ .t.,.\\., 111 ir ser., ,—,k -.- "/".;:". /- r \I ' lir < \ •-\\\\\ • L----L--,__--,—,L......:) /A, . i i • - I \.-- ..1. ---- VI 2 .:!1; ;1 III. .,....„ ____-- .,..>;_:, I IN, • \ . ,...----7/47)/..- --- _ ..A.-......---.. ��--• 2.5 4010' / -�� • I - `� i�'.� -- ,� ,6.�, Acs P//%_'%>., .4# r 4 N Illio, ' / • / „---- _:' -14, "..-,....•...s.3.............y.( _____. - • - _ - , �l� J i __ — :', OB..l. ct.w vnm umlun I '�' f 3 $ P.m an.+q nm a_c.c..]aM row...1v9 cloy a .0 . A .... . D6TC FIT _�.t1SI S \ / SCHOELL & MADSON, INC. l /CLIENT ala o.aBccn9.SOS( .rU..Qes °' — Sat. cs9c.C6.owtxr.lsoncQ DANIEL BOMA -- X0]80..YW6 B0.lLVMG.98,999 1 `\ - 9.9.(T019...WI 15321 \ / \ I I (6i1) f99:544-901.5-7801f99:544-901.5J \ /4 .as.33 — 2-- / / 1' ;;_ V ,00 0 ,00 3D0 300 ...„.„........,...., Scop in Feet a \. —.— C._._�? L ,,,, ,1 I „A+Cao ' ' I ojT I .1 'i • / ?J 108 ACRES /J ,.......____ch......"r,- •+; EXCEPTION y :/%moi.% I 1 , S I OWT -- � i 2 S e.., 22.4297 ACRES L'"'� 4 ��� rn..«rd ALPS.. LEASEMEM o .•/i //,, A %• .£RAW MS.a I .,, jam %%. .ER.W BAS.., '.` 1 ? + gi.:::;:::::"'.:` . •:• %:?:;;r{ fak,*i ?: itSVIIN I\. . A Mai.':"::: WETLAND ALTERATION ® v,..:ruk.No IIRIGATION EAmom WE TO RL w sow C) S'cDIAIANTATION BASIN (TO BE SIZED AT FINAL DESIGN) 3ao,mmrt m MX NO REM LOT 1i6 R. POSSIBLE WELL LOCATION v•CIPODIT TO ROrt-0f-s0•LIMM I • •I POSSIBLE PRIMARY OR JNFIELD LOCATION I s 113,7I'BlE SECONDARY DRAINFIEI.D LOCATION 000 OM P,tOPOSED SPOT ELEVATION D POSSIBLE HOUSE LOCATION / LOCATION ,.N\ / Si-EET TITLE I SHERBURNE COUNTY, MINNESOTA 111 S.M.I. PROJECT NO. 62337-002 6,., Y 4 _:-3L of River 13065 Orono Parkway • P.O. Box 490 Elk River, MN 55330 221ST 220TH 219TH 218TH 217TH 218TH 215TH 214TH 213TH 212TH 211TH aft' 209TH 208TH 207TH ZONING IV MAP CASE: �� 9