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6.5 ITEM 6.5. ty ofMEMORANDUMRiver TO: Planning Commission FROM: Steven B Ach, City Planner DATE: November 26, 1996 SUBJECT: Preliminary Plat Request by Good Value Homes (Cherrywood Hills), Public Hearing Case No. P 96-13 Issue Consider request by Good Value Homes to subdivide approximately 38 acres into 79 single family lots. Location The subject property is located in the northwest corner of Proctor Road and • 193rd Avenue. Zoning/Land Use Ric (Single Family Residential) /MR (Medium Density Residential) Attachments • Memo from City Engineer dated November 20, 1996 • Location map • Zoning map • Proposed development plans Overview The preliminary plat involves an area of approximately 38 acres bounded by Proctor Road on the east, 193rd Avenue on the south and the Lafayette Woods development to the north and west. There is one single family home on the subject property in the northeast corner of the development. The developers are planning on incorporating this house into the plat as it is in good condition and will apparently fit in with the neighborhood. There is one 1111 exception from the plat and that is an area of approximately 2-1/2 acres in 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Memo to the Mayor and City Council/P96-13 Page 2 November 26, 1996 • size in the southeast corner. This parcel also has a single family home on the property which has access onto Proctor Road. The property has similar natural characteristics as the southern half of Lafayette Woods immediately to the west. A majority of the property is open with no natural vegetation. However, the north 280 feet of the property is wooded with a mixture of oaks and other mature hardwoods. Along the southern portion adjacent to the wetland complex there is a mixture of poplar trees and red twig dogwoods along with other vegetation commonly found along a wetland complex. Attached is a letter from Tim Edgeton of the County Tree Board explaining that the northern portion of the property had an oak wilt infection site, approximately at the intersection of Rush Street and 194th Avenue. Apparently, this has been controlled in the past by the County Tree Board; however, the area is considered high-risk for additional oak wilt. The property does have varying topography which naturally rises from north to south. Overall, the property has a grade change from a low point on the south of 914 up towards the north to a high point of 980, a grade change of 66 feet. Streets The street layout has taken into consideration an existing extension from Lafayette Woods to the north. A planned extension from Lafayette Woods to the west and the current alignment of Highland Road as it intersects with Proctor have also been tied together. The connection of Lafayette Woods from north and Highland Road is a link that was talked about with the Lafayette Woods development. This stretch of roadway will be developed with a sidewalk along one side of the road from Lafayette Woods to Proctor Avenue and ultimately, along Highland over to Jackson. There are four cul- de-sacs proposed as part of the plat, none of which exceed the maximum length of 700 feet for a cul-de-sac. It should be noted that the plat has no provisions for extending any streets in a northeast direction towards the two undeveloped parcels which will be "sandwiched" between Lafayette Woods and the proposed Cherrywood Hills. As mentioned in the City Engineer's memo, the proposed Highland Road extending west of Proctor should be redesigned to include a tangent section of approximately 100 feet. This will allow for a true perpendicular intersection which is the proper geometrics for this type of intersection. • The plat includes four "T" intersections. Ideally, these intersections should occur right at a property line so that headlights of oncoming vehicles shine through the yards and not into the house. Three of the four intersections s:\planning\pc\p96-13.doc Memo to the Mayor and City Council/P96-13 Page 3 November 26, 1996 • appear to do a good job in accomplishing this, however, the intersection of 193rd Avenue and Seymour should be adjusted to offset the oncoming vehicles from the house directly to the west of Seymour. 193rd Avenue 193rd Avenue currently extends between Proctor Road and County Road 1 along the south boundary of the proposed plat. When the Lafayette Woods development was presented to the Planning Commission and City Council, there was some discussion regarding the closing of 193rd Avenue from vehicular traffic and converting the road into a trail corridor. This concept has been endorsed by the Park and Recreation Commission as being a natural link between Proctor and the city trail, approximately 3/4 mile to the west. The proposed plat has taken this closing of 193rd into consideration and has, therefore, provided a 340 foot cul-de-sac which will be the terminating point of 193rd. Neither the proposed Cherrywood Hills plat or Lafayette Woods have any single family lots fronting onto 193rd, therefore, any upgrading of 193rd cannot be assessed to those adjacent properties as they would receive no benefit. A majority of the property south of 193rd between Proctor and County Road 1 is identified as wetland and undevelopable. This further supports the advantages of closing 193rd and converting it to a recreational corridor. Pedestrian Circulation As mentioned earlier, there will be a sidewalk along Rush Street and Highland Road as it extends from Lafayette Woods to Proctor Avenue. This will extend the pedestrian system from Lafayette Woods towards Proctor and ultimately over to Jackson Road along Highland Road. The second pedestrian corridor recommended by the Park & Recreation Commission is a 30 foot trail corridor in the southwest corner. This will be an extension from Rush Court cul-de-sac to the proposed recreational corridor which is currently 193rd Avenue. Lot Sizes The lots within the development range in size from the minimum lot size of 10,000 square feet up to 39,000 square feet. The overall density of the proposed plat is 2.36 units per acre, as identified on the site data information provided by Passe Engineering. Although the lots meet the minimum lot size requirements in the Ric district, staff believes that there are some lots that should be adjusted. These include the following: • • The lots along the north edge of the development which are adjacent to Lafayette Woods are predominately 125 feet in depth. The lots in s:\planning\pc\p96-13.doc Memo to the Mayor and City Council/P96-13 Page 4 November 26, 1996 • Lafayette Woods which back up to this plat are a minimum of 160 feet, therefore, it would be recommended that the lots in Cherrywood Hills have a minimum of 160 feet of depth. This increased depth will also increase the area where trees can be saved. • Lot 24, Block 4 is a lot that will not have a lot of usable space once it is developed. Staff would recommend that this lot be eliminated and the area be incorporated into Lots 21, 22 and 23 of the same block. • Lot 16, Block 2 is an irregular shaped parcel primarily due to the location of the existing house. Not only is it irregularly shaped, the house will be left sitting on a knob overlooking all of the surrounding homes. Therefore, staff has recommended that consideration be given to relocating or reorienting this house so it will have a proper orientation towards the street and not be out of sync with the neighborhood. • Lot 16, Block 2 has a lot depth through the center of the lot of approximately 100 feet. Typically, a 10,000 square foot lot has a minimum lot depth of 125 feet. Furthermore, the 100 feet does not provide a lot of flexibility when you consider the 30 foot front yard building setback, 20 foot rear yard setback, and a 50 foot building pad, ID equaling 100 feet. This makes it difficult to provide any additions onto the home without infringing into the required setbacks. • Other lots with similar situations that are less than 125 feet in depth through the middle of the building pad include Lots 14, 15, and 16 of Block 3, and Lots 1, 2 and 5 of Block 4. • The rear portion of Lots 15 and 16 of Block 4 include a proposed sedimentation pond. The rear yards of these two lots basically do not have much of a flat area, rather, begin sloping down into the pond from behind the house pad. It is recommended that a flat usable area extending behind the back of the house pad to a lot depth of 125 feet be maintained before beginning the side slopes of the sedimentation pond. This will still allow full basement walkouts, however, will provide for some flat usable space in the rear yards. Some of the other lots that back up to the wetland complex have a similar situation to the two lots just described. It appears Lot 12, Block 4 extends into 193rd Avenue right of way. This should be adjusted. Grading A considerable amount of grading will be done on site given the rolling • topography. There is also proposed to be a lot of grading in the wooded area along the north portion of the plat. As proposed in the grading plan, it is s:\planning\pc\p96-13.doc Memo to the Mayor and City Council/P96-13 Page 5 November 26, 1996 • doubtful whether any trees will remain after the grading is completed. As mentioned earlier, by increasing the depth of the lots adjacent to the Lafayette Woods development there would be a much better chance of saving a corridor of trees between the two developments. Landscaping As recommended as part of Country Crossing 3rd, it is recommended the developer install overstory trees along the trail corridor in the southwest corner. These trees shall be spaced about one every 40 feet and extend along both sides of the trail. Furthermore, front yard trees will be required on every lot including two trees for all of the corner lots. This will need to be reflected on a submitted landscape plan that can be approved by the city. Other landscaping recommendations include providing a buffer of deciduous and conifer trees along the rear lots adjacent to Proctor Road. I believe the developer of Lafayette Woods will be planting additional boulevard trees along the streets in that development where a sidewalk is planned. If that is the case, a similar planting scheme should be included within Cherrywood Hills along Rush Street and Highland Road. • Park Dedication The proposed plat shows a 17,000 square foot park in the middle of the development. The Park & Recreation Commission has recommended that there be no park land dedicated as part of this project. The Park & Recreation Commission has recommended payment of cash along with the dedication of the trail corridor in the southwest corner. Wetlands Some of the wetlands on the property are proposed to be filled. The appropriate approvals will need to be obtained prior to plat approval. The area immediately north of 193rd Avenue where the cul de sac is proposed is not identified on the plat as a wetland. The area is naturally low and staff would like to review the wetland delineation information. Recommendation Based on staff's recommended conditions the plat will need to be modified. The Planning Commission may want to table this plat until next month to • review the changes that are made. However, if the Planning Commission s:\planning\pc\p96-13.doc Memo to the Mayor and City Council/P96-13 Page 6 November 26, 1996 • wants to move the plat forward, staff would recommend the following conditions: 1. Comments from the City Engineer's memo dated November 20, 1996, be incorporated into the plat for approval. 2. A developer's agreement be prepared and executed prior to recording the plat with Sherburne County. This agreement shall outline the terms and conditions for plat approval as well as improvements. 3. Recommendations from the Park & Recreation Commission be incorporated into the plat. These recommendations include a park dedication payment in the amount required by the city at the time of final plat, as well as dedicating land for a 30' trail corridor in the southwest corner of the development. 4. A water availability charge in the amount of$300 per lot be paid to Elk River Utilities prior to releasing the final plat for recording. The developer should check with Elk River Municipal Utilities for any additional charges relative to water connection fees. • 5. A surface water management fee as required by the City of Elk River be paid prior to recording the final plat with Sherburne County. 6. Appropriate approvals be obtained for filling any wetlands on site. These approvals must be obtained prior to final plat approval. 7. A tree preservation plan be submitted along with a grading plan identifying those areas which will be saved during the grading of the site. The plan shall specify the actions that will be taken to adequately protect these wooded areas during the grading. 8. An NPDES permit be obtained from the MPCA prior to beginning grading onsite. 9. A grading plan be submitted, reviewed and approved by the City Engineer prior to beginning any grading onsite. This grading plan shall identify the erosion control measures that will be used during the grading process. 10. Appropriate permits be obtained from Sherburne County Highway Department for any work done within the County right of way. II11. Prior to issuance of any building permits, a development plan will need to be submitted outlining the style of homes and finished floor s:\planning\pc\p96-13.doc Memo to the Mayor and City Council/P96-13 Page 7 November 26, 1996 • elevations. This plan will need to be approved by the City Engineer prior to issuance of any building permits. 12. The developer reimburse the city for costs associated with reviewing this plat prior to releasing the plat for recording with Sherburne County. 13. The developer will need to provide a letter of credit to the City of Elk River in the amount of 100% of the costs associated with improvements within the development. 14. Street lights will need to be provided throughout the development in locations as recommended by Elk River Municipal Utilities. 15. Clustered mailboxes be utilized throughout the development. 16. A complete landscape plan be submitted for approval prior to recording the plat with Sherburne County. This plan shall include yard trees as required per ordinance, a landscaped area along Proctor, the required trees along the city trail in the southwest corner and possibly additional boulevard trees along Rush and Highland Road. • 17. The plat be revised as follows: 0 The lots along the north edge of the development which are adjacent to Lafayette Woods have an increased depth to a minimum of 160'. 0 Eliminate Lot 24, Block 4 and have the area included as part of Lots 21, 22 and 23 of Block 4. 0 All of the lots in the development have a minimum depth of 125' as measured through the center of the house pad. 0 Lots 15 and 16, Block 4 include a flat usable area to a lot depth of 125' prior to beginning the side slopes of the sedimentation pond. II/ s:\planning\pc\p96-13.doc 110.1111 St November 20, 1996 CONSULTING ENGREERS File: 230-348-11 1326 Energy Park Drive St.Paul,MN 55108 Mr. Steve Ach 612-644-4389 City Planner 1-800-888-2923 City of Elk River Fax:612-644-9446 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: CHERRYWOOD HILLS PLAT REVIEW Dear Mr. Ach: As requested, we have reviewed the package submitted for the proposed Cherrywood Hills Addition. The packet of information was together by Passe Engineering, Inc., and consisted of a preliminary plat, preliminary utility plan, and a preliminary grading plan. CIVIL ENGINEERING: ENVIRONMENTAL All three of the drawings were dated October 25, 1996. Based upon our review, NICIPAL comments received at the staff review meeting, and a meeting with the Developer and his NNING engineer, we offer the following comments: SOLID WASTE STRUCTURAL A. PRELIMINARY PLAT SURVEYING TRAFFIC • The Park and Recreation Commission has met to discuss this plat and has TRANSPORTATION decided that no park land is necessary. Therefore, the park should be eliminated. ELECTRICAL/MECHANICAL ENGINEERING: • Along the south edge of the proposed plat, the right-of-way for 193rd Avenue HVAC should be shown. POWER DISTRIBUTION SCADA • Where Highland Road meets County Road 77, there should be a section of SYSTEM CONTROLS tangent provided at the intersection. Even though Highland Avenue to the east of County Road 77 is not quite square, coming into the intersection at an 85° angle, the right-of-way on the east side is large enough to facilitate a road section that is perpendicular to County Road 77. Therefore, the Highland Road right-of-way on the west side should also be perpendicular and provided with a section of tangent approximately 100 feet long to allow traffic to come into the intersection square for the best sight lines. • Lot 7, Block 2, is a somewhat odd shaped lot in an effort to save the existing FFICES IN: home on the site. The lot is almost a double frontage lot, backing to within MINNEAPOLIS 15' of the 194th Avenue cul-de-sac. PRIOR LAKE ST.PAUL WASECA 230/348-1907.nov An Equal Opportunity Employer Mr. Steve Ach • November 20, 1996 Page Two B. PRELIMINARY UTILITY PLAN • All watermain within this plat needs to be looped or provide for the opportunity of looping in the future. Therefore, Quinn Court should be looped to 194th Avenue and Rush Court should be looped to Seymour Street. • The preliminary utility plan should show the proposed valve and fire hydrant locations, so that these may also be reviewed. • There will be a need for a trunk watermain along Highland Road from County Road 77 to the north along Rush Street tying into the plat of Lafayette Woods. • Sanitary sewer service will need to be evaluated by the City to determine how to best serve this development. The two most likely options would be, first, to have this development construct a lift station of adequate depth and size to serve the entire plat and pump either to the lateral system within Lafayette Woods, or along 193rd Avenue to the trunk line in the Trail corridor. The • route of the forcemain would be dependent on timing of the Lafayette Woods development. The other option would be to extend a trunk line from the existing line in the Trail corridor through the south end of Lafayette Woods and terminate at the west plat boundary of Cherrywood Hills at an adequate depth to provide gravity service to the entire plat. We will continue to evaluate these two options and discuss them further as we have more information. • The street section for this plat needs to be 32 feet wide face-of-curb to face- of-curb. The typical pavement section would be 5" of aggregate base and two lifts of bituminous 3-31/2" in total. This section will need to be verified with soil borings. C. PRELIMINARY GRADING PLAN • The bulk of the drainage from the plat is routed to a sedimentation pond located in the rear of Lots 15 and 16, Block 4. Drainage calculations will need to be provided for this plat including the sizing of the sedimentation pond. The sedimentation pond should be moved further away from the rear of the houses on those two lots, such that a relatively flat area can be provided at the walk-out elevation before the slope into the pond. • • The drainage from the 193rd Avenue cul-de-sac in the southeast corner of the plat needs to be provided with sedimentation ponding, prior to discharge to the wetland. 230/348-1907.nov Mr. Steve Ach • November 20, 1996 Page Three • The drainage calculations for the plat should consider the runoff at the north part of the plat which appears to be held in a depression. This area needs to be checked to ensure that there is adequate capacity, such that none of the homes will be threatened in the case of a severe runoff event. • The rear yard storm sewer shown in Block 3 appears not to be necessary. We would prefer that catch basins not be provided in the rear yard because they are hard to maintain. If necessary, a stub to the north could be provided from the catch basin in the street and a flared end provided to pick up the rear yard drainage. • Somewhere between 193rd Avenue and Quinn Court along Highland Street, it appears that the 942 contour is missing. • The rear yard drainage along Lots 5-9, Block 4, needs to be provided with side yard swales. As is now drawn, the drainage would shoot through these lots. • The Developer of this plat will need to coordinate with the Developer of Lafayette Woods along the west and north boundary to ensure that the grading of the two plats is consistent. If you have any questions regarding any of these comments, please call. Sincerely, MSA, CONSULTING ENGINEERS Terry J aurer, P.E. TJM:pd 1111 230/348-1907.nov Cu r l 0 r F • l V 1 u \� U SIVis,\ x s x a z N r+ ' at \\ .saran v ,c oa�� roa, x:19 _ya s:, .-fJ! ,, v, n ybi n • Ia it 8A i �. 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II hVs; is . not oxo(: hut <' ➢0111 (ll Out\/( yonon llrld1nn'0:V9n of O nalp�t)rOxilinr1Ka'ii:n Ilocalli:ion of lii:,, B o (tiny lkkrlovw/llod!1ss int's(sr'(is is no o'V:lhK r' (H'ilk wriillt tI:ho'is 1JIIrlr(alri'tly nxilo'V:s=; within 'ho dlovollopmont �IIr11('9(° U:IhI(a nalrs'-)na bon nzl Vlllnitoiry of Onall Mt and is A /II'ii: 111[11 1M soNorall othor lrllll( (.'hor➢ o(`Ir1O.nrn;s, 0:011s) nalr(so 1s 0Olnlitd('..Ir'(,(l gn,U:U.uirl'K mlor(, oak A r'(a(;,Orrlrn(arldlna'O:iioni would h(a 'itO f:ry'0:(() llii'swr(s IlOxa(lls arid i'lI.ulliiul(xr's (in l:lhln w/oodn) iinsO:nallkx1 1plriinlr it0 April 110 or nan'i(air July 1 Hb Ilii iiahlls; iii:, ii o'ii: l «x''s'siilbkk(a, s il:r(oarl�;I lly (art(Oullroig( dlnv/nllolpcsr build(In to iirrllnrl(sdlnailolly ( (Pvnir olp)(�rl wounds on oak from Aprill 1 to ,D1alll 10.. Nino, cliooilrouo tho uno )lr'Oi'ss; IIJIV/(a 'iii ill( Ilr'lq for any groups of"nave." l:lro(ao,. Of you haw Nurnllnr qu(;ns;iioinio, p1'.4 (;a00„ ;0r11(90I1'0Vy, II iirrl G_Ldlg(al:Orl ( ()ulllrl'G:y II (nno'O: li tss';OIIJir(;(a �` l)(,(;RnViio0: z>I�1(ar'Ibulllrrl(a County 'II'Ivo( II Onar(JI 4 y of t MEMORANDUM lkRiver TO: Planning Commission FROM: Steven B. Ach, City Planner DATE: November 26, 1996 SUBJECT: Preliminary Plat Request by the City of Elk River (Parkview Addition), Public Hearing Case No. P 96-12 Request The City of Elk River is requesting to subdivide 115 acres into 6 rural single family lots and 1 outlot. Attachments • • Location map • Zoning map • Preliminary plat • Excerpts from Draft Transportation Plan • Concept plan for city park • Memo from Steve Rohlf dated 10/23/95 Zoning/Land Use Ria (Single Family Residential) /MR (Medium Density Residential) Location The southeast corner of 165th Avenue and Jarvis Street Background This past March, the City of Elk River purchased the 150 acres with the primary purpose of developing the northerly portion of Outlot A into recreational fields and using the southern half for the spreading of sludge from the city treatment facility. To help fund the development of this park 111 there is an opportunity to plat some of the property into residential lots. 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Memo to the Planning Commission/P96-12 Page 2 November 26, 1996 • At this time, the city is in the process of grading that portion of Outlot A intended for a four-field ballfield complex along with the associated parking. This area is scheduled to be graded, topsoiled and seeded sometime in 1997, as well as making other improvements to allow for the use of the fields in 1998. Overview The entire property is located outside of the city's urban service boundary. The current zoning on the property is Ria (Single Family Residential) which requires a minimum lot size of 2-1/2 acres. There is also a lot width requirement of 160 feet. There is a relatively large wetland complex which bisects the property in a northeast to southwest direction. This wetland complex creates some natural boundaries for the recreational fields, the residential area, and the area intended for spreading of sludge. The property is primarily vacant with little if any vegetation. The property was previously used for agricultural purposes. • The property is bordered on the north by 165th Avenue and on the east by Jarvis Street. These two roadways are shown in the draft transportation plan as ultimately becoming a collector and minor arterial, respectively. Therefore, the plat illustrates along 165th Avenue 50 feet of half right of way for the anticipated 100 feet of right of way and 66 feet for the west half of Jarvis Street. The additional right of way for Jarvis will need to come from property within the City of Ramsey since this road is along the city limits. Jarvis Street is currently planned to be north-south roadway beginning at Highway 10 and extending north through the eastern third of the city connecting ultimately with County Road No.'s 12 and 13. The alignment of Jarvis Street is planned to curve slightly to the west as it extends north of 165th Avenue. This alignment will be consistent with Fillmore Street (see attachment). Residential Lots There are six residential lots proposed as part of the plat. Four of the lots are slightly larger than three acres in size, with the other two lots being 7.5 acres and 15.22 acres, respectively. All of the lot sizes have some wetlands included as part of them; however, all of the lots have at least an acre and one-half of buildable property which is suitable for a house location, primary and secondary septic system and a well location. All of the lots satisfy the • minimum frontage requirement of 160 feet. Staff will be recommending one s:\planning\pc\96-12x.doc Memo to the Planning Commission/P96-12 Page 3 November 26, 1996 • change to the lot line on Lot 6 as it should be adjusted to follow the ditch along the western portion of the proposed lot. Environmental Audit Prior to purchasing the property, the City had a Phase I and II environmental audit prepared on the property. Attached is a memorandum from Steve Rohlf explaining the findings of the report. Basically, the audit did not discover any significant environmental problems. Wetland Mitigation Also included in the plat is an area that has been identified for wetland mitigation. This primarily occurs on Lot 6 and will accommodate any of the mitigation which may need to take place as part of the recreational field development. There will also need to be some filling of the wetland in order to gain access to the property for the spreading of sludge. This mitigation will be able to occur in this area also. Development of the Residential Lots • Since the lots will be having access onto a collector and minor arterial street, it will be required that the lots have shared driveways to minimize the access points onto these roadways. Also, staff will be drafting disclosure documents to inform the future property owners of the six lots of the development and use of the recreational fields (i.e. lighting of field complex). This document will also discuss future improvements to surrounding streets, use of the sludge land and any other pertinent information for the residents. Other examples which may be included are as follows: • spreading sludge north of 165th • Cargill's operation to the west • RDF facility at 165th and Highway 10 • Jarvis Street Park and Recreation Commission Recommendation The Park and Recreation Commission has recommended that the purchase and development of Outlot A will satisfy the park dedication requirements for this proposed plat. The Park and Recreation Commission has also recommended that the plat be developed beginning with Lot 6 and progressing east to west. This will allow the expansion of the park, in the event the residential lots do not sell at the anticipated price and/or there is a 4111 need to expand the park in this area at a later date. s:\planning\pc\96-12x.doc Memo to the Planning Commission/P96-12 Page 4 November 26, 1996 • Recommendation It is recommended the Planning Commission recommend approval to the City Council of the preliminary plat of Parkview Addition to subdivide 115 acres with one outlot and 6 single family lots with the following conditions: 1. The westerly lot line of Lot 6 be adjusted to coincide with the ditch that bisects the lot. 2. Shared driveways be utilized wherever possible to minimize the access points onto 165th Avenue. 3. Appropriate drainage and utility easements be incorporated as part of the plat. 4. A disclosure document be prepared and included along with the sale of each parcel. 5. Appropriate development fees be paid at the time of final plat. 6. 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I' ( --\ ( I � -i I ,/,11 1 ' I i - ' c__:-:-, Raw-- 1326 ENERGY PARK ORI I (612)644-43 /f �" 1 • _ ST.RAUL MINNESOTA 5511 M 6s �• : ,�, St sops wAnATA etw SUITE /a; I,�, / �_ MINNEAPOLIS, MINNESOTA 554 :: '�I (�!— c_ , .-....a1";7. «so tIGZUis MEW (612) 546-w: �, U ! /),./:\i) - Ylj ./.4r/ , j Qi .o.0 4 ism— ='�' 'NA?...',M , ` 1 ,� ..o MI 1 1 I .. 1 1 1 .. Major Arterl .- .I' ._ mar— . .. ` n' - 1 .-it• - - 4 1 vr- Iso . .. .. . Minor Arterl 1 - 1 ___ _a.. Co$ector8 j. 7 L ' 1.i.tIt ! - ILIi. f 1 I..J ,..a� V - _L_ if I�!(- 4�t jj�;[•-i - 1>> - ), FIGURE. %. .7. �_ (\: . )t� ' ---=�.. J `., ULTIMATE F / a� FUNCTIONAL •. �w�11 : I _. -_�' /ti _, CLASSIFICATION SYSTEM 1\ �f fv/ ..s'.... 1 I I I c ....r_vil.T- lam.) lamil 0 ..� yid fi �,t. \ 4 )0 - 4wJ Cityof � . ..-,.,' .L`=irks-�, L b.g.Y Elk 1111111111111 Iver ... _ .. r MATCH LNE 1g O `i i WI • ' \ ' AREA-3.270.152 So. Ft j (75.07 ACRES) °MOT A r- \\\ f-• .. I I— I / _t . / I C— \I\I o Ull[ : III, 1 I. Eng a WETLAND S.g 40. 1 r 1 �1 L\t r - - I • 1 1 ".• — \\,/ \ I \\ 'a I �e9�' \ N. y4oti1tP' S I •I � � I ..3.11, Y. 7 1 1 I • 1 , 1 1 I MASHY CERTIFY THAT THi RAYL!PECO DM HEPDH1l S MERAAED BY H4 C 11W 1 I I SLPERM40M AND TMA,1 AM A DULY REQ LMA SARVEYOR UNDER 7HE LAWS OF TE OF 1/MESCTA ER295PP8 6/ _ / `O,j(/J Y DATE WINO. LEGAL DESCRIPTION: PARCEL A: THE NORTH HALF OF THE NORTHEAST QUARTER. EXCEPT THE SCALE 1' . 100' SOUTH HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST BEARINGS SHOWN ARE ASSUMED QUARTER OF THE NORTHEAST QUARTER OF SECTION 13, TOWNSHIP 32, RANGE 26. SHERBURNE COUNTY, MINNESOTA. • DENOTES IRON MONUMENT PARCEL B: DENOTES SHERBURNE COUNTY CAST IRON MONUMENT THAT PART OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER AND NAT PART OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 13. TOWNSHIP 32. RANGE 26. m RIGHT OF WAY, SHERBURNE COUNTY, MINNESOTA. LYING NORTH AND EAST OF THE BURLINGTON NORTHERN RALWAY 'n NOTE go w ALL EASEMENTS SHOWN AS PER TITLE COMMITMENT NO.95120005 DATED DECEMBER 26. 1995 AT 8:00 AM. N = wh V 3 O ...,-,,.-."". - DENOTES TYPE U WETLAND UMITS o¢ L.,' — DENOTES TYPE NI WETLANDS 6w W4 z Droinoge and Utiity Easements shown thus: z �y W H ® I`o S-1 4-s 2 I t Being 5 feet in width and adjoining side lot lines. unless otherwise shown and 10 feet In width and adjoining right-of-way lines and plot boundary lines, unless otherwise shown on the plot. ZONING SETBACKS PROPOSED SINGLE FAMILY RESIDENTIAL LOTS R1A SETBACKS(MINIMUM) CURRENTLY ZONED R1A. FRONT YARD - 35 FEET 2.5 ACRE MINIMUM SIDE YARD - 20 FEET 3 160 FT. MINIMUM LOT WIDTH REAR YARD - 30 FEET O. 4 sg N • OWNER/DEVELOPER CITY OF ELK RIVER 13055 ORONO PARKWAY ELK RIVER, MINNESOTA 55330-0490 PH.-(612)441-7420 132E ENERGY PARK DRIVE DATE DESCRI�T,ON DE9GNEP .____ ST. PAUL, MINNESOTA 5610E ,n CHF KEG _ CITY OF ELK RIVER(E12)6M-4JEP DRA," EY PARKVIEW ADDITION C. A.PH:C SCA.S 50 Wa :ATA BLvV- a.i I 0 ,x PRELMINARY PLAT M±'NEAPC�iiS, MINNESOTA 55416 I I j i 5se 0432 I - -'.2.• 5 ___ __ L.e.. NOV. 1996 1 . ,,- 2 OF 2 ,(,Mars PRC..CT v^. 230-295-43 - 1 NORTH QUARTER CORNER OF SECTION 13. NORTH UNE OF THE N 1/2 OF THE NORTHEAST QUARTER OF SECTION 13, TV i - -- — 2573 .. ...,_ *30:00 . , -. ..,. __ . .. ... , .s. "'t\ \ i \ 1 • \ ! LAT 1 I E»a a•clwo ,, `;i • `i. AREA-145,301 SO. \\ (3.34 ACRES) \ + _ ♦ \ ! 1 '5 \ i Lir. " \\ a ! � \ \''No 1 I , { I TOc OF 11E1 D b. _ z I • 41 OT A Q /' o r. , D , th 1 0 8� , III a.,�.. 1 ' t , -EDGE OF 11E1UPID ': or0 ' DE .Or WTLAND ' '_,, - N( I, , , - • • Ai1{l, • jN. - „ICr ',. "} �.,, ' 1 OWNER/DEVELOPER ti , , , ' , / - MATCH UNE) ti \ i' , I r I�{r, '— v v .'` CITY OF ELK RIVER �� \�`�z _ ,xa Or'E^""D 13065 ORONO PARKWAY 4111 �P� \,,,• �' ELK RIVER, MINNESOTA \. p " " ] C E 3 610 PH2)441-7420 O1l / -.,, .......... — DENOTES TYPE II WETLAND LIMITS ,HERD'CtmrY THAT THS PLAN.SPEFICAGOR [797.77.777+211,71: 01.11fp0•T i�:MIMED BY K OR J.CfA YT DRSI DENOTES TYPE IR WETLANDS aSUPERASOe rc 71401NDER A uwDiA,EGISTE h I a Nr+ESGtA ER295PP ff / I �/ 1---:-"...".".'•:.1 — WETLAND MITIGATION TO BE USED FOR l y� DATC RECIIC. —.— ;6937'28" E 264#31----.----______-------AVENUE_----- — — — a .--------------'- --i r--- ----1 r----2saer---, -noon----, --- r— —�R I fir , "(Sik\si -''ENCU I G' ea`, $ LOT 2 Y 0 Lai S LCT 4 ��.... o c`:'° LAT 6 cr AREA-134.393 SQ FT. AREA-134.393 SQ. FT. AREA-134.303 S0 FT. V ce � AREA-330413 o in• w (3.09 ACRES)1.1 j (3.09 ACRES) l (3.09 ACRES) .. (7.51 • � i,•• tn C/'�` Y G .. •::. BULDAiE -S(1.20 AGES) N g I bb / \ O p }� I 3 I I ZI 91 /i• gN Z H 1 I I I /� I I �'` .: `—DRAINAGE AND r NCE---�'�••. irs LSI• UTILITY EASE3AZNT--\ 1EFF _ I \ N 1.^.�A• 1...ter,�I s—" \ n -. 1 . i '.]:�t_ 60 \ ,....1.0_,....,''i' d1 4.� In M ,�.E �� I Q 351 s e6'5 41• :' I / —} ' ,r I n I::r 1 / ♦� 1 ; t-w= 1\4.:� i'— 1 j r'bo ir 4_ . io 20W \ AREA-663.199 SQ FT. as /= ,`I \ n \ • (15.22 i /� 31iii �ORlei AND W`� \ LOT Q i unury r—, Att. �{ , N <ppOyy 14 EDGE OF2 \1 ; 1 O m 592.95 \ J $ to " \ P 502.43 : 58959.18. E 1 ' i \ N \ W C O 1 X01 X . E SOUTH LINE OF THE NORTH HALF OF THE NORTHEAST OUARTER OF SECTION 1: SEa 6939'55'E LEGAL DEOCRIPTION: ••"� SCALE 1" 100' in BEARINGS SHOWN ARE ASSUMED EI^ NOR HALF OF THE NORTHEAST QUARTER, EXCEPT THE . SOUTH HM.r OF THE SOUTHEAST QUARTER OF THE NORTHEAST • PI Id g • DENOTES IRON MONUMENT I QUARTER OF THE NORTHEAST QUARTER OF SECTION 13, I 8 F TOWNSHIP 132, RANGE 26, SHERBURNE COUNTY, MINNESOTA. t> •DENOTES SHERBURNE COUNTY RO t— CAST IRON MONUMENT PAMELA:. W iffi THAT PART OF THE NORTHWEST QUARTER OF THE SOUTHEAST Drainage and Utility Easements shown thus: QUARTER AND THAT PART OF NE SOUTHWEST QUARTER OF THE • ...,IN k' NORTHEAST QUARTER OF SECTION 13. TOWNSHIP 32, RANGE 26. i• 2 W —4-t-g LYING NORTH AND EAST OF THE BURUNCTON NORTHERN RAILWAY 1Y 5 i" RIGHT OF WAY, SHERBURNE COUNTY. MINNESOTA `N II 6 8 `6 W 11 NOTE: W o DATED DECEMMBER 26, 19SHOWN 95 PER 8:000 A,TLE COMMITMENT N0.95120005 z W O .j� !- _1 J 1 + CA w W W LAND ALLOCATION 1 Being 5 feet in width and adjoining side lot linea. TOTAL.PLAT AREA - 114.92 ACRES unless otherwise shown and 10 feet in width and NO. OF LOTS- 6 adjoining right-of-soy lines and plat boundary NO. OF OUTLOTS - I �,.. Ines, unless otherwise shown on the plat. i 1326 ENERGY PARK DRIVE DATEDESCRIPTION DESIGNED ST. PAUL, MINNESOTA 55109 N r CHEXED CITY ELK RIPER (612) 644-4399 M PARKVIEW ADDITION 5GRAP1-41C SCALE PRELIMINARY PLAT 5075WazArA BL w. SUITE # 2F c 0100 \1St MINNEAPOLIS. MINNESOTA 55416 ' f 11JC (t'2; 546-0432 &__,ti.ER _,. :: , c,.„.7NOV. 1996 I SHIJtT 1 OF 2 SHEETS 1 PROJECT NO,23P-295-43 ►c SECI;ON 13. /— NOf1H UNE OF IH;- N 1/2 0. 1HL NOR1H[AJi UUArcitt . , .- "._ - . - _ _ r►� ', '�`V i'. _9.-.00.0 ..._ �. f' CJ�� ..�,-_ . .,r ._...".0_,..-______ k _......:_t ,, , _ ,,7 --_. •.1,I- -• • -- .7 • .., irt.., t 1._ 0 ' .- _ , • I I 1 1 I I i;S.'1/4 it ../ .4,, lie,i ! O. `..:TRE . ; • - ,\\\ \ f�, ,-••EDGE Of WETLAND % /'' • '/ r t \ ' \ '* c/ 1 • ,�' \ ' \9.t ! _ _ _ ,• . t A. A "s _. _ .... ...,.. I ni ( 0. may Srn �1 . , ;i C) (?----17 � , r ••. /... ..., .. .. ., , ,. . „ . i/ • •♦ ,, �. I if ` • t.,,g ‘,/.- -."?'•,.#•-... _% , _ _ .. .. . ,4,-s, 4. , \ Iv ate, OF YETIANE)Nk-t • i * . /":. %' All ~ s•>>'�: + `^ft i w►` ` EDGE OF MIETlJIP1D :: ;� • \ - �► -- f.: 11.--: Or \�E1�E of wE rt SND .. a��i .. t • c� , . S .959 1/111: ii. ,g ,• -f AL N441/4.. r . / /l i 1 �...Q' fir^, . . `%, ............ ..„ ...._, / A 1 9.i a�._......,... . ...., O [5 \-------- -,„4_': , . . . . . ._._./ , , , .., , ,... , '': ` ��` Int +' ` L2' 0 3:._ 1<-7:44". �` EDGE Of W'E`fLWD d 1.1.1 f•, ille '11 s ,.\ 'U !1 � �� is -IFED) CE-� p D: u it \ f Ji N Q � ` I we v\'� /L l .� !� \ 4 --"\( MEMORANDUM 'ty of s4 TO: Pat Klaers, Mayor and City Council River FROM: Steve Rohlf- Building and Zoning Administrator DATE: October 23, 1995 SR SUBJECT: Phase I and II Environmental Audit of the Cass Property The city staff in cooperation with the city's environmental consultants, B.A. Leasch and Associates, have completed a Phase I and a partial Phase II environmental audit on the Cass property. The Phase I showed no signs or history of any past structures being located on the property. The Phase I also did not reveal any pipelines, transformers or obvious signs of dumping. However, the Phase I did raise enough concern to warrant a partial Phase II environmental audit. The following Phase II work was completed on the Cass property: • 1. The inspection of J & J Machine facility, which came back OK. 2. The sampling of one of the city sludge site monitoring wells for RCRA Metal, which came back OK. 3. The installation of three monitoring wells on the Cass property to determine the direction of ground water flow, document the pre-existing nitrate level and to monitor the T.J. Hopkins site for contamination. 4. Sampling of the monitoring wells installed showed the ground water flow to be to the southeast instead of the southwest as expected. This actually is a good situation because Burlington Northern Railroad and the T.J. Hopkins facility lie to the south and southeast of the Cass property, therefore, they are not a concern. Sampling of these wells also indicated existing nitrates on the Cass property; probably from farming. However, they are at low levels. 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 5. Testing existing deep wells in the area and review well logs to analyze water quality for proposed residential development. This analysis indicated that nitrate levels in deep wells (that would be used for residential use) are below health risk limits established by the Minnesota Department of Health In conclusion, the Phase I and Phase II audit of the Cass property did not indicate any significant environmental problems that would prohibit the city from purchasing the property. The last issue to consider is whether or not the monitoring wells installed on the Cass property by the city should be abandoned or if they can be of future use, i.e. monitoring sludge land. • bz/stever/cassprop • •ISM0r• •IMIIr m (• •I4W.Al[• • 0110 154TH LOCATION -- 167TH z 166TH �._.j 165TH 164TH 163RD 162ND 161ST 160TH 159TH .k 156TH v 9 157TH C 156TH ��0 z 155TH 154TH LOCATION City of MAP Elk River 13065 Orono Parkway • P.O. Box 490 CASE: Op 96 /2m Elk River, MN 55330 City of 1 Elk Ri•ver 13065 Orono Parkway • P.O. Box 490 Elk River. MN 55330 170TH 169TH 168TH 167TH 166TH 165TH 764TH 163RD 162ND 161ST 160TH 159TH 156TH ZONING IV MAP CASE: P94 4=/z