5.9 ( ITEM 5.9.
MEMORANDUM
ityof �/
Jlk
River TO: Planning Commission
FROM: Steven B. Ach, City Planner.,��� iJ
DATE: May 28, 1996 C'---
SUBJECT: Preliminary Plat Request by Phoenix
Enterprises, Public Hearing Case No.
P 96-3
Issue
Request for preliminary plat approval to subdivide approximately 2 acres
into 4 single family lots.
Location
194th Avenue alignment and Baldwin Street (north terminus of Baldwin
Street in the Hillside Estates Addition).
• Zoning/Land Use
Rle (Single Family Residential) /MR (Medium Density Residential.
Attachments
• Letter from the City Engineer dated May 22, 1996
• Location Map
• Zoning Map
• Preliminary Plat
• Concept for surrounding property
Overview
The entire Hillside Estate area was originally proposed as a planned unit
development and had a concept plan for approximately the 200 acre area
which it covered. The original concept plan (see attached), proposed the
extension of Baldwin Street north of its existing terminus to tie into a future
street system which would be included in a later phase of Hillside Estates.
The proposed plan is to modify the original concept by terminating Baldwin
Street making it a cul-de-sac to serve the proposed four lots.
O
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memo to the Planning Commission Page 2
May 28, 1996
The developers have also provided a revised concept plan for the area
• immediately north of Baldwin Street if it was to be cul-de-saced. Although
this is a concept, staff has spent a little time reviewing the plan to see how it
would fit in if Baldwin Street was to be cul-de-saced. The concept plan as
prepared presents a few concerns with the reverse curves included on the
street design, however, staff believes that the concept could be revised to
satisfy these initial concerns.
Lot Dimensions
The proposed lots range in size from approximately 16,000 square feet up to
20,000 square feet in area. All four of the lots meet the minimum lot size
requirement in the Rle zoning district, as well as the frontage requirement.
Typically, staff looks at each residential lot to determine if a 50' x 50' house
pad can be placed on each of the proposed lots. Lot 3 of the proposed plat has
a drainage and utility easement along the rear of the lot that may have to be
modified in order to accomplish a 50' building pad without having the
building pad encroach into the drainage and utility easement.
Cul-de-Sac Length
City ordinance allows cul-de-sacs to be a maximum of 700' in length
• measured from the centerline of each of the streets. The proposed cul-de-sac
would be approximately 600' in length which falls within the guidelines of
the ordinance.
Street Name
When the lots along Baldwin Street were originally platted, the street name,
along with the addressing was done based on the concept plan of Baldwin
Street extending further north. If Baldwin Street is now to become a cul-de-
sac, the street name will have to change to Baldwin Court, which will require
all of the residents along this street to change their address. The City will be
responsible for notifying the police, fire and other 911 emergency response
services of the change in address. However, the homeowners will have to take
it upon themselves to change their address on their license and other
personal items. If the plat is approved, staff will notify each of the residents
of the change in the street name from Baldwin Street to Baldwin Court.
Drainage and Utilities
Please see the attached report from Terry Maurer, explaining the issues
associated with utilities being extended further north to serve future phases
of the Hillside Addition.
0
s:\planning\pc\p96-3.doc
Memo to the Planning Commission Page 3
May 28, 1996
Recommendation
IIIIt is recommended the Planning Commission recommend approval of the
preliminary plat request by Phoenix Enterprises to subdivide approximately
2 acres into 4 single lots with the following conditions:
1. If it is determined that the lot lines in the proposed plat need to be
adjusted to accommodate the extension of the utilities further north as
requested by the Elk River Utilities Department, this be accomplished
prior to recording the plat.
2. Developer's Agreement be prepared, outlining the terms and
conditions for plat approval and installation of improvements.
3. Park dedication in the payment of cash for each of the four lots in the
plat be paid prior to releasing the final plat for recording.
4. Water availability charge in the amount of$300 per lot be paid to Elk
River Utilities prior to releasing the final plat for recording. Developer
should check with Elk River Utilities for any additional charges
relative to water connection fees and electric services.
• 5. A surface water management fee in the amount required by the City at
the time of final plat be paid prior to recording the plat with
Sherburne County.
6. A detailed erosion control plan be submitted and approved by the City
Engineer prior to commencing any grading on site.
7. Prior to issuance of any building permits, a development plan be
submitted and approved by the City Engineer.
8. Developer reimburse the City for costs associated with reviewing the
plat prior to releasing the plat for recording.
9. The developer provide an acceptable financial guarantee to the City to
cover the cost associated with the utility and street improvements.
10. Upon completing all improvements and having them accepted by the
City, a warranty bond in the amount of 25% shall be submitted to the
City for a one year period.
11. The drainage and utility easement on Lot 3, Block 1, be adjusted to
allow a 50' deep building pad without encroaching into the drainage
•
and utility easement.
s:\planning\pc\p96-3.doc
Memo to the Planning Commission Page 4
May 28, 1996
12. A street light be provided at the end of the cul-de-sac as requested by
• Elk River Utilities.
•
•
s:\planning\pc\p96-3.doc
May 22, 1996
• _ File: 230-319-11
CONSULTING ENGINEERS
1326 Energy Park Drive Mr. Steve Ach
City Planner
Sr.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: HILLSIDE ESTATES 6TH EDITION
Dear Mr. Ach:
As requested, we have reviewed the preliminary plat of Hillside Estates 6th Edition. It was
prepared by Lot Surveys Company, Inc., and dated April 30, 1996. Based upon our
review and comments received at the Staff Review meeting, we offer the following
comments:
CIVIL ENGINEERING
ENVIRONMENTAL 1. Hillside Estates 6th Addition is a proposed cul-de-sac on the north end of Baldwin
MUNICIPAL Street, which is Hillside Estates 2nd Addition. The proposed cul-de-sac consists
PLANNING of four lots. This is a change from the original sketch of the entire Hillside area
•SOLID WASTE which proposed Baldwin Street to continue northerly.
STRUCTURAL
SURVEYING 2. The Developer's intent would be to remove approximately 50 feet to 100 feet of
TRAFFIC existing Baldwin Street and to install a vertical curve with the road grade
TRANSPORTATION proceeding downward into the proposed cul-de-sac.
ELECTRICAL/MECHANICAL 3. One of the biggest issues discussed at both the Staff Review meeting and a
ENGINEERING:
follow-up meeting with the Developers is whether or not to loop the watermain
HVAC
POWER DISTRIBUTION through the cul-de-sac to the north plat line, anticipating continuing it further north
SCADA when the area above the 6th Addition is platted. In addition, if the watermain is
SYSTEM CONTROLS looped, Glen Sundeen of the Elk River Municipal Utilities has indicated a desire to
loop the electrical service. From the water utility perspective, looping of the
watermain provides redundancy in the case of a break, less chance of stagnant water
complaints because of the elimination of the dead end, better fire flow, since, in the
case of a fire, water can be fed from both directions. From the Developer's
perspective, looping of the watermains would cause harm to the value of the
cul-de-sac lots by removing a swath of mature Oak trees. The elevation difference
from the cul-de-sac to the rear lot line is approximately 16 feet, 978 at the
cul-de-sac and 962 at the rear lot corner. Looping of the watermain would require
OFFICES IN: approximately 20 feet - 30 feet wide swath of trees to be removed, so the equipment
could operate and material could be stockpiled while the watermain is being
•MINNEAPOLIS
PRIOR LAKE
ST.PAUL 230/319-2204.may
WASECA
An Equal Opportunity Employer
Mr. Steve Ach
• May 22, 1996
Page Two
installed. Also, the sketch plan that the Developer has provided, showing how the
area north may be platted, does not lend itself to a contiguous corridor for looping
the watermain. I would point out that this northern area is only a sketch plan and
perhaps the lot lines could be adjusted.
We have made a site visit to the area to review the type and quality of vegetation.
It appears there are pockets of dead oak trees that fall approximately mid lot of the
proposed addition. The live and very mature stands of trees appear to be along the
lots lines. Perhaps the County Forester could be asked to review the area and
comment on the relative health and value of the trees that would be affected by the
looping of the utilities. It is unclear to me how to weigh the benefits of looping
utilities versus the detriment to the development of clearing the trees necessary for
this looping.
4. Storm drainage from this development would be handled through a continuation of
the series of low areas that are hooked together by culverts conveying storm water
runoff north to a relatively large depression. At some point, we would have to see
detailed storm drainage calculations showing how this fits into the overall storm
• drainage plan for the Hillside Development.
5. At this point, no grading plan has been submitted. As this project proceeds, a
grading plan will need to be reviewed and approved followed by a development
plan.
If you have any questions regarding this comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
• laurdi
Terry J. Maurer, P.E.
TJM:pd
•
230/319-2204.may
HILLSIDE ESTATES SIXTH ADDITION
CITY OF ELK RIVER
SHERBURNE COUNTY, MN.
"ICINITY MAP
SEC 27.1 33.3 25 ��
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