5.10 tk? Al
ITEM 5.10.
City of v
t1R/ River MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Planning Assista� •.i
DATE: May 28, 1996
SUBJECT: Request by W.J.C. Development
Corporation for Preliminary Plat
Approval, Public Hearing Case No. P96-5
Request
W.J.C. Development Corporation is requesting a preliminary plat approval to
subdivide a 40 acre parcel into 14 single family residential lots.
Location
The subject property is located on the south side of 209th Avenue NW, just west
• of the intersection of 209th Street and County Road 13.
Zoning/Land Use
Rla (Single Family Residential) /LR (Low Density Residential)
Attachments
• Memo from the City Engineer dated May 22, 1996
• Location Map
• Zoning Map
• Preliminary Plat
• Preliminary Grading Plan
• Letter from Sherburne County Highway Department dated May 23, 1996
Existing Conditions
The preliminary plat request involves a 40 acre parcel of land which is
currently used as a farm. The site contains a house, barn, silo and several other
out buildings. There is a pond and wetland in the south east corner of the lot.
• This wetland is part of a larger wetland complex associated with Trott Brook.
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memo to Planning Commission 2
May 28, 1996
The property is level with a 20 foot change in elevation down to the wetland and
• pond. The property has some woodlands near the house, pond and wetland as
well as a tree lined driveway leading up to the existing house; the remainder of
the site is open fields.
The character of the area could be considered rural, large lot single family
residential. The other side of 209th Avenue is zoned Al (Agricultural
Conservation) with a minimum lot size of 10 acres. To the east, west and south
the zoning is Rla (Single Family Residential) with a minimum lot size of 2 1/2
acres. All of the neighboring lots are larger than 10 acres; the average lot size of
the neighboring 12 lots, which all have residences, is about 14 acres. To the
south of the parcel that is the subject of this subdivision application is an
undeveloped 120 acre parcel.
Wetlands
The wetland area in the southeast corner of the parcel could be impacted by the
proposed expansion of the existing pond, which will serve as the detention basin
for this development. In order to assess any potential impacts, the wetland area
should be delineated and approval of this plat should be conditioned upon
receiving appropriate wetland permits from the City and other agencies.
II/
Minimum Lot Size
The minimum lot size in the Rla zoning district is 2.5 acres. The lots range in
size from 2.5 acres to 3.34 acres with ten of the 14 lots being 2.5 acres in size.
The minimum lot width is 160 feet and all of the lots but one meet that
requirement. Lot 6 has a width, measured at the required building setback line,
of 140 feet. The plat should be revised so that lot 6 meets the 160 foot lot width
requirement.
The plat has been designed so that the existing house, located in the southeast
corner, could be saved.
Well and Septic
The applicant should show locations for primary and replacement septic systems
and a well. None of the lots, with the exception of lot 6, block 1, appear to have
any encumbrances that might limit septic or well locations. The minimum lot
size of 2 1/2 acres should provide ample area for a septic system, possible
replacement system and well.
•
Memo to Planning Commission 3
May 28, 1996
Streets
SThe proposed road (Ivanhoe Street) off of County Road 33 (CR 33) will terminate
in a cul-de-sac near the southern boundary of the property. The proposed 208th
Avenue will be extended to the western property line so that it can be continued
if and when the adjacent property subdivides. The streets will be 32 foot wide
rural streets with bituminous curbs. The Ivanhoe Street is situated in such a
way that the rows of trees along the existing driveway can be preserved.
The plat shows a 50 foot right-of-way along CR 33. In a letter dated May
17,1996, the County Highway Department requested that the developer provide
an eastbound right turn lane from County Road 33 on to Ivanhoe Street and
that it be designed in accordance with the MnDOT Road Design Manual. The
County also indicated that access on to CR 33 will require a permit from their
office and that stop signs will be required for Ivanhoe Street at CR33, to be paid
for by the developer and installed by the County. They also noted that CR 33 is
not a County State Aid Highway as shown on the plat.
Landscaping
In the past, developers of urban subdivisions have been required to plant
landscaping and screening material to serve as a buffer when residential lots
abut county roads. The Commission may wish to consider requiring landscaping
Ill
and or a berm along County Road 33 to serve as a buffer for the two lots with
frontage on that road. The subdivision regulations also require street trees, with
a diameter of not less than 2" be planted at intervals of at least one every 60
feet. A landscaping plan has not been provided.
Recommendation
It is recommended that the Planning commission recommend approval of the
preliminary plat request by W.J.C. Development Corporation to subdivide 40
acres into 14 single family lots with the following conditions:
1. A developers agreement be prepared outlining the terms and conditions of
the plat approval and installation of improvements.
2. Comments as requested by Sherburne County Highway Department be
incorporated as part of the plat.
3. All of the comments in the City Engineer's memo dated 5/22/96 be
incorporated into the revised preliminary plat and made a condition of this
approval.
0
Memo to Planning Commission 4
May 28, 1996
4. A letter of credit be provided to the City in the amount of 100% of the costs of
• the public improvements.
5. 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.
6. Appropriate permits from Sherburne County Highway Department for any
work done within the county highway right-of-way be obtained prior to
commencing work.
7. Surface water management fee in the an amount required by the City at the
time of final plat be paid prior to recording the plat with Sherburne County.
8. Lot 6, Block 1 be revised so that it has a lot width, measured at the required
front yard setback, of 160 feet.
9. All wetlands on the site be delineated and a wetland joint notification form be
completed and returned to the City.
10. An NPEDS Permit be obtained for the grading associated with this
development.
III 11. Park dedication fee in the amount required by the City at the time of final
plat be paid prior to releasing the plat for recording.
12. A sealcoat fee, in the amount to be determined by the City Engineer, to be
paid prior to releasing the plat for recording.
13. Street lights shall be included as part of the improvements for the
subdivision. Elk River Utilities has recommended three street lights for this
project.
14. All existing outbuildings shall be removed from the property prior to
commencing the street improvements.
15. A grading/erosion control plan and development plan be submitted and
approved by the City Engineer prior to the issuance of building permits.
16. All grading will need to be certified prior to issuance of building permits.
17. Restricted access along County Road 33. No lots shall be accessed from
County Road 33.
IIIs:\planning\scott\pheasrun.doc
May ,
• llSt File: 22230-309-111996
CONSULTING ENGINEERS
1326 Energy Park Drive
St.Paul,MN 55108 Mr. Steve Ach
City Planner
612-644-4389 City of Elk River
1-800-888-2923 13065 Orono Parkway
Fax:612-644-9446 P.O. Box 490
Elk River, MN 55330
RE: PHEASANT RUN DEVELOPMENT
Dear Mr. Ach:
As requested, we have reviewed the submittal for the proposed Pheasant Run Development.
The submittal consisted of a preliminary plat and preliminary grading plan, both prepared
by John Oliver & Associates, dated March 26, 1996. Based on our review and comments
CIVIL ENGINEERING received at the Staff Review meeting, we would offer the following comments:
ENVIRONMENTAL
MUNICIPAL 1. This plat is located in the east central part of the City. It is a rural subdivision,
PLANNING with a 21h acre minimum lot size. It is approximately 40 acres in size and contains
OSOLID WASTE 14 lots. All of the lots appear to meet the minimum acreage. All of the lots, with
STRUCTURAL the exception of Lot 6, Block 1, appear to meet the minimum width. Lot 6,
SURVEYING Block 1, appears to be less than the 160 foot width at the 35 foot setback line as
TRAFFIC required by the Ordinance.
TRANSPORTATION
2. There is a natural swale through Lots 1, 2, 3, and 4, Block 1. This should be
ELECTRICAL/MECHANICAL covered by an additional drainage easement.
ENGINEERING:
HVAC
POWER DISTRIBUTION 3. There is an issue with property further to the south, potentially being land locked.
SCADA There are two solutions to this. One would be to continue Ivanhoe Street straight
SYSTEM CONTROLS through to the south plat boundary, or the other option would be to envision a street
heading south along this plat's west boundary. If the later is the chosen alternative,
we would suggest that half of a street right-of-way be provided along the west side
of Lot 10, Block 1.
4. A temporary turnaround needs to be provided on the west end of 208th Avenue.
5. Glen Sundeen from the Elk River Municipal Utilities has recommended that three
street lights be installed, one at the intersection of Ivanhoe Street and County Road
OFFICES IN: 33, one at the intersection of Ivanhoe Street and 208th Avenue, and one at the rear
•
MINNEAPOLIS of the Ivanhoe Street cul-de-sac.
PRIOR LAKE
ST.PAUL 230/309-2203 may
WASECA
An Equal Opportunity Employer
• Mr. Steve Ach
May 22, 1996
Page Two
6. It appears from the grading plan that the house pads will be below the street
elevations. Consideration should be given to revising the Grading Plan to have the
house pads at or above the elevation of the street.
7. Storm drainage will be accomplished by collecting runoff at the intersection of
Ivanhoe Street and 208th Avenue. From there it will be conveyed by a small
diameter storm sewer to detention pond located in Lot 7, Block 1. The outflow
from this area should not exceed the existing condition outflow from the property.
Trott Brook is located on the southeast corner of the property. This should provide
an outlet for drainage from the site.
The actual route for the outlet to Trott Brook is outside the plat boundary. We
question whether or not a drainage easement is necessary over this outlet. Certainly
in the future, if this area develops, the route will need to be maintained.
8. The proposed street section is an urban design with integral bituminous curb. The
width is 32 feet face of curb to face of curb. This meets the City standard for this
• type of development.
If you have any questions regarding any of these comments, please call me.
Sincerely,
MSA, CONSULTING ENGINEERS
Terry J. aurer, P.E.
TJM:pd
•
230/309-2203.may
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P.O. BOX 338 • ELK RIVER, MN 55330 • PHONE(612)441-1722 • FAX(612)441-2264
May 23, 1996
Mr. Steven B. Ach
City of Elk River Planner
Elk River City Hall, P.O. Box 490
13065 Orono Parkway
Elk River. MN 55330
RE: Pheasant Run
Dear Mr. Ach:
We have reviewed the above reference plat and have the following comments:
• 209th Avenue NW(CR 33) is not a County State Aid Highway as shown on the plat.
1111 • Access to all lots shall be via the internal street system. Access onto CR 33 from Lot 1, Block 1
and Lot 1, Block 2 will not be permitted.
• Access onto CR 33 at Ivanhoe Street will require a permit from this office. Stop sibs for Ivanhoe
Street at CR 33 will also be required. The stop signs are to be paid for by the developer and
installed by our department. The developer is responsible for notifying the Highway Department
when the access has been installed and is usable by the general public.
• An eastbound right-turn-lane on CR 33 at Ivanhoe Street would also be desireable. If required as
part of the plat approval, the right-turn-lane should be designed in accordance with the MnDOT
Road Design Manual.
Thank you for affording us the opportunity to review this plat. If you have any questions or require any
additional information, please contact me at the number listed above.
Sincerely; f , it. , of__
M. Cote, P.E.
Assistant County Engineer
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