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5.7 ( ITEM 5.7. MEMORANDUM aiy of .lk, River TO: Planning Commission FROM: Steven B. Ach, City Planner_ DATE: June 25, 1996 SUBJECT: Preliminary Plat Request for Country Ridge Partnership, Public Hearing Case No. P 96-2 Request Country Ridge Partnership is requesting preliminary plat approval to subdivide approximately 30 acres into 70 single family lots. Location The southwest corner of County Road No. 30 and Joplin Street (bounded by • Macon Street on the west and Riverview Drive on the south). Zoning/Land Use Rid (Single Family Residential) /MR (Medium Density Residential) Attachments Memo from the City Engineer dated June 20, 1996 Location map Zoning map Preliminary plat Overview The proposed plat involves approximately 30 acres of property lying south of County Road No. 30 and west of Joplin Street. The plat is also bordered by two existing subdivisions on the south (Grandview Addition) and the west (Grandview 2nd Addition). The property currently is vacant and is occasionally used for agricultural • purposes. A line of existing trees bisects the property between Macon Street 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Memo to the Planning Commission/P96-2 Page 2 June 25, 1996 and Joplin. These trees are relatively healthy and consist of a variety of • conifers and deciduous trees. The topography of the site has a gentle grade change of approximately 20 feet rising from north (County Road No. 30) to the south (Riverview Drive). Zoning/Lot Size The present zoning is Rid (Single Family Residential) which requires a minimum lot size of 14,000 square feet with 90 feet of lot frontage. All of the lots in the proposed subdivision exceed the minimum standards outlined in the City's ordinance. The average lot size within the plat is 15,750 square feet, with the smallest lot being 14,028 square feet and the largest 35,882 square feet. The lots adjacent to County Road No. 30 are on the average about 156 feet in depth which provides an increased separation away from the county road. This lot depth is comparable to the lots in Heritage Landing which also abut County Road No. 30. The corner lots in the plat have increased width dimension to accommodate the 35 foot front yard building setback which also applies to the side of the lot adjacent to the street. Given the dimensions shown on the corner lots, an adequate building site can be provided even with the increased setback requirements. • Transportation/Access Two streets extending west off of Joplin Street are proposed to serve access to the proposed development. Each of the proposed streets align with existing streets that have been constructed in the Heritage Landing development. The proposed plat will also have a short cul-de-sac of approximately 300 feet within the interior of the development. All of the streets surrounding the proposed plat are currently existing rural section streets. The City Engineer is currently in the process of preparing a feasibility study to assess the costs associated with utilities extended to serve the existing subdivisions towards the west and south, while at the same time upgrading the existing streets to an urban section. The two streets that are examined in the feasibility study are Macon Street and Riverview Drive. Staff believes Joplin Street, which is currently a rural section, should be upgraded along with this development to a urban section. Please refer to Terry Maurer's memo for additional information on this subject. Lots alone Macon Street and Riverview Drive The proposed lots fronting onto Macon and Riverview Drive are required to IIIbe serviced with city water and sewer. The most likely time this will occur is s:\planning\pc\p96-2x.doc Memo to the Planning Commission/P96-2 Page 3 June 25, 1996 when Macon and Riverview Drive are upgraded to an urban section and • utilities extended to serve the Grandview Additions. The lots along Macon and Riverview Drive will not be part of the final plat unless they are served with city water and sewer. Pedestrian Circulation The pedestrian circulation system in this area consists of a trail along the north side of County Road No. 30 that currently terminates within Country Crossing 1st Addition; however, is planned to continue further west along Country Crossing 2nd Addition. There is also a trail extending north along the east side of Joplin Street, as well as a sidewalk on the west side of Joplin. Staff believes Joplin Street south of County Road No. 30 will act as a collector for the traffic in Country Crossing 3rd and the other surrounding subdivisions. In addition, there is also a park proposed in Country Crossing 3rd Addition that will have access off of Joplin Street. Given these surrounding conditions, staff is recommending that a sidewalk be provided along the west side of Joplin Street from County Road No. 30 to Riverview Drive. This sidewalk should be constructed along with the improvements recommended for Joplin Street. • Landscaping Similar to the plantings that have been done in Country Crossing 1st and 2nd Addition, it is recommended a similar planting scheme be provided along the north limits of Country Crossing 3rd Addition. The one difference Country Crossing 3rd Addition will have will be a lack of a berm, given the grade difference between the property and County Road No. 30. Furthermore, each of the lots within the subdivision will be required to have a front yard tree as prescribed in the subdivision ordinance. Park and Recreation Commission The park dedication requirements for this plat were approved when the first addition was originally submitted to the city. At that time, three acres of land were to be dedicated on this 30 acre parcel for park purposes. The development as it was previously designed was presented to the Park and Recreation Commission for their review. At that meeting, the Park and Recreation Commission approved the three acre park land dedication and also recommended a sidewalk along the west side of Joplin Street. This revised plat reflecting the park land configuration will be presented to the Park and Recreation Commission at their meeting in July. Their recommendation will then be forwarded to the City Council along with the • Planning Commission's recommendation. s:\planning\pc\p96-2x.doc Memo to the Planning Commission/P96-2 Page 4 June 25, 1996 • Recommendation It is recommended the Planning Commission recommend approval of the preliminary plat request by Country Ridge Partnership to subdivide 30 acres in 70 single family lots, with the following conditions: 1. All comments outlined in the City Engineer's memo dated June 19, 1996, be incorporated into the revised preliminary plat, development plan and grading plan. 2. A developer's agreement be prepared and executed outlining the terms and conditions of required improvements to serve the development. 3. A landscaping plan be provided to the city for approval illustrating the landscaping along County Road No. 30 and each of the front yard trees that are required throughout the development. 4. The final plat should be prepared illustrating a restricted access along County Road No. 30. 5. A grading plan be submitted for review and approval by the City • Engineer prior to commencing any work on site. 6. Prior to issuance of building permits, the developer's engineer shall submit a letter certifying the grading of the site has been done in accordance with the approved grading plan. 7. A development plan be submitted illustrating types of homes and lowest floor elevations be approved by the City Engineer prior to issuance of building permits. 8. Joplin Street be upgraded to an urban section from County Road No. 30 to Riverview Drive. 9. A six foot sidewalk be provided along the west side of Joplin Street as part of the improvements to Joplin Street. 10. A storm water management impact fee be paid prior to releasing the final plat for recording. 11. Payment of sealcoating of the streets in the amount as determined by the City Engineer be paid prior to recording the plat. • s:\planning\p c\p96-2x.doc Memo to the Planning Commission/P96-2 Page 5 June 25, 1996 12. Street lights be provided throughout the plat as requested by Elk • River Utilities. These street lights should be made part of the improvements to the plat. 13. Appropriate permits from Sherburne County shall be obtained for any work to be done within County Road No. 30 right-of-way. 14. Water availability charge of$300.00 per lot be paid to Elk River Utilities prior to releasing the plat for recording. • • s:\planning\pc\p96-2x.doc 11 St CONSULTING ENGINEERS June 20, 1996 1326 Energy Park Drive File: 230-314-11 St.Paul,MN 55108 612-644-4389 Mr. Steve Ach 1-800-888-2923 City Planner Fax:612-644-9446 City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: COUNTRY CROSSING THIRD ADDITION Dear Mr. Ach: As you requested, we have reviewed the submittal for the Country Crossing Third CIVIL ENGINEERING: Addition. The submittal was prepared by John Oliver and Associates and had a revision ENVIRONMENTAL date of June 14, 1996. It contained a preliminary plat, preliminary grading plan, and a MUNICIPAL preliminary utility plan. Based on our review, we would offer the following comments: •PLANNING SOLID WASTE A. PRELIMINARY PLAT STRUCTURAL SURVEYING • The preliminary plat contains Outlot A along Macon Street and Riverview TRAFFIC Drive. These areas are proposed to be platted into single family lots when TRANSPORTATION Macon and Riverview Drive are upgraded and utilities constructed. We believe the preliminary plat should show the lots in these areas such that, ELECTRICAL/MECHANICAL when the street and utility projects move forward, all that has to be done ENGINEERING: is for Outlot A to be final platted. HVAC POWER DISTRIBUTION • Lot 7, Block 2, is a corner lot and should be 100 feet. SCADA SYSTEM CONTROLS • Lot 3, Block 3, is also a corner lot and it is questionable whether the 100 feet of width is provided for. • At the north and south ends of Kent Street, there are eyebrow cul-de-sacs proposed. These cul-de-sacs are not specifically precluded by the City ordinance; however, from a maintenance standpoint they are undesirable. If there is some other way of configuring the lots and eliminating the eyebrow cul-de-sacs, we would recommend it. OFFICES IN: •MINNEAPOLIS PRIOR LAKE ST.PAUL WASECA 230/314-2005.jun An Equal Opportunity Employer Mr. Steve Ach • June 20, 1996 Page Two B. PRELIMINARY GRADING PLAN • On the western edge of Block 1, the grades from south to north are adequate until they get to the very north end; then the drainage veers across Lot 8, Block 1, outside of the drainage and utility easements, across the rear yard. The drainage should be kept in the drainage and utility easement or another easement across this lot provided. • Across Lots 3 through 7 of Block 1, the rear yard drainage again is outside of the drainage and utility easements. Also, on these five lots the drainage has two feet of fall. This is not sufficient grade to provide adequate drainage in this area. • The storm sewer which flows between Lots 7 and 8, Block 1, should be provided with an emergency overflow. It appears that is what is indicated here. We would suggest that it be labeled as such and a specific highest spot elevation be provided. • Lot 11, Block 1, has a relatively flat rear yard. We would suggest that the building pad elevation on this lot be raised. • The symbol for the landscape planting area for screening purposes that was shown along County Road 30 (Mississippi Road) is still shown in the legend but has been removed from the grading plan. • The storm sewer manhole located at the rear of Lots 7 and 8, Block 1, should be moved slightly to the north and provided with an inlet casting, such that it can pick up any drainage along County Road 30 in this location. C. PRELIMINARY UTILITY PLAN • The watermain on 179'/2 Circle into the cul-de-sac should be looped either to the north to 1801/2 Avenue or directly east to the watermain in Heritage Landing First Addition. • The watermain on 179th Avenue should be provided with a means to extend to the south along Joplin. It is anticipated that when the neighborhood to the south receives sewer and water, there will be a need to loop the watermain in this location. • 230/314-2005.jun Mr. Steve Ach • June 20, 1996 Page Three D. MISCELLANEOUS • Joplin Street on the east side of this plat, which is the main road for ingress and egress, is in relatively poor condition. It is my understanding that this road will be reconstructed without any participation from the Developer of Country Crossing Third Addition. The Developer will participate, however, in the cost of street and utility improvements on Macon Street and Riverview Drive. When Joplin Street is reconstructed, it should contain a sidewalk along the west side which would line up with the existing sidewalk located along the west side of Joplin north of County Road 30 and also provide access to the park within Country Crossing Third Addition. The intersection of Joplin and Mississippi Road should be provided with a culvert for overflow storm drainage from the southeast corner of this intersection westerly to the storm sewer proposed as part of the Country Crossing Third Addition. • There will be a need to provide street lights within this plat. Glenn Sundeen from the Elk River Municipal Utilities will be making a • recommendation on their location. If you have any questions regarding any of these comments, please call. Sincerely, MSA, CONSULTING ENGINEERS 17/G'%C2-(A. ar Terry J. aurer, P.E. 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I BLIOCK 1 1 /I i5 1 I I I i 1 / / p, / V- // ice ec.,::` a n R` 1611 o .:12 \---:ti:4,.;:igilezn . hE Como,Of I-i- Gov't t.t 5 .. ■ rM H h Vr ... man 331 333 ii is " jy O• z.7---, ..0<0 li/ 7:1„ � is WO-N e �Z 00 `,,,A 5 Ho SCALE wil L_— —L-- 14...-- 1,4=-WPPI RIVER o n 2,`j U - SECTION 5.TONN4O 32.RMRS 26 a r1 OI �j O I — -T— m j 0; 0, J •7..:I .. I a▪ - Z Y k00 a 3 6 Q m Y K L- $ x J o o o 0 I I e / i 132. PROPERTY DESCRIPTION: c T, „ o a e$ co E o c om o I 17I• I Government Lot 5, excepting therefrom that part plotted, Section 5, Township 32, a Z '• Loi I Range 26,according to the United States Goverment Survey thereof and situate G, o`o in Sherburne County,Minnesota. c v i ::I _____: I 5°5,11,. I .' I yEcoU) m Ta J� ka I.-.I OWNER&DEVELOPER: Country Ridge Partnership u a e..:,..s o L_ — — �_ 10735 Hanson Blvd. aa.%w < _ Coon Rapids,MN 55433 o a;o �' 755-6554 m c o a in;v d L 3 T y0 r ``—,• 1 ZONING: RI-D -�'m m m I. io 41i ✓ No.OF LOTS: 70 V aim AVERAGE LOT SIZE: 15.750 SF = o g I MINIMUMS: AREA: 14,000 SF K N a NI WIDTH: 90 feet e t 4 w .5 ;I— I—'� ' Building setbacks: .� a 1) 5°g 1' y_ I 35' from road right-of-way, V en 7 b 10' sideyard,house side; I21;" 7 �^ r I.4�� q/:`- 5' sideyard, garage side; 5, 30'rear yard. t R w �p"t 4 h 3 ' &K YI �e e1w 2-co I , I y Drainage and Utility Easements are shown m g ro V't 4,414 m o.r •-s•••'ll:c- 9"-- thus: I I +; °�N N / J H c^ ii i"7",� ,-. _io_l_ _ J L _ 1a_ _ u I Ir, a 1 f o •� 1 Being 10 feet in width and adjoining right- �-• `•I A of-way lines, also being 5 feet in width and adjoining lot lines, unless otherwise indicated, as shown on the plat. Qz 2ND1 DD ~_' . 1•—r L Z �� -C 33 Q 331 is Cn> LL- O C_ I • a) Y oC 66 , 4. 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Landscape Planting Area For Screening o o O U r- LTM T ii._..,...,,. i Grading Limits o°>, 0 1 \ x(SOS.0 )Proposed Spot Elevation c r°V$. a .9EDS� o 0. z ' m o V a i ., aaaI 4"CROWN 1 c o�2 IY m 4-1)-1 / L.o V o ✓ .. I Q / Q .,oroo ,y_i 79 60' Ec&o o 0,5 v.'I ... I. •I 16.5' / 16.5' u�owc \ — — LL— U. TABLE CONC' TE CURB&GUTTER >,v o o 2-6%COPE L.L aum. N v ''-"rte-,1 I 11, FILL BEHIND 4:l SLOPE TO -n.'n o:3 in o •` (1,� "� CURB MATCH EXISTING I" BIT MAT(2331,WEAR) g ti 41,-Ia• 2"BIT MAT(2331.BASE) o I� 5"CLASS 5 GRAVEL ail N .... I COMPACTED SLBGRADE w a o h q 03g 2 b -'4-- �'11 TYPICAL STREET SECTION 8,7 V ‘.- b b7µ `rbm g t$` ' o 3` 1 �a a _q 1..... ft .1 /"y" 1 '%., PROPER-"SILT STOP"FABRIC O b 4i�' N m� 3. z'xrx4'w000 .' ,,'<,::r. 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