6.2 ITEM 6.2.
(
MEMORANDUM
tIy of �
ke •
River TO: Planning Commission
FROM: Scott Harlicker, Planning Assistant
DATE: February 25, 1997
SUBJECT: Preliminary Plat Request by Good
Value Homes Public Hearing
Case No. P 97-1
Request
Good Value Homes is requesting preliminary plat approval to subdivide
approximately 40 acres into 14 residential lots.
Location
• The project is located at 198th Avenue alignment and Pascal Street., SE 1/4
of the SE 1/4 of Section 19, Twp. 33, Range 26.
Zoning/Land use
Rla (Single Family Residential) / LR (Low Density Residential)
Attachments
Location map
Zoning Map
Preliminary plat
Letter from the City Engineer dated 2/17/97
Overview
Existing Conditions
This preliminary plat request involves a 40 acre parcel. The site is mostly
wooded with a small portion of the northeast corner open field. The property
is hilly with a number of wetlands, depressions and knolls.
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
. The property is surrounded on 3 sides by 2.5 acre lots; to the east is M-Vale,
to the south are 2.5 acre lots, to the north is Hobitt Hills and to the west is an
undeveloped 40 acre parcel. The surrounding properties are all zoned Rla.
Wetlands
There are 10 wetlands that impact this development. Six are located in the
north and northeast portion of the plat. They impact the layout of the road as
well as the configuration of the lot lines. The street has to be laid out so that
it avoids the wetlands whenever possible and the lots have to be configured to
allow an area for the house, primary and secondary septic locations, and
wells while maintaining the required setbacks from the wetlands.
There is an area near the intersection of the proposed road and Pascal Street
were the proposed road will encroach into a wetland; there is another area in
front of lot 4 on the eastern part of the plat that may also encroach into a
wetland. Wetland mitigation plans will have to be submitted and approved if
any development infringes into any wetland. Approval of this plat will be
conditioned upon receiving appropriate wetland permits from the city and
other agencies.
The zoning code also requires that if there are any class 3, 4 or 5 wetlands
•
one acre or larger on a lot the wetland can not be included when determining
lot size. There is one lot on the north side of the intersection of Pascal Street
and the proposed road that will be affected by this regulation. The lot lines
may have to be adjusted so that this lot will have 2.5 acres, not including the
wetland.
Minimum Lot Size
The minimum lot size in the Rla district is 2.5 acres with a minimum lot
width of 160 feet. The 14 lots range in size from 2.5 acres to 3.1 acres. All of
the lots comply with the minimum lot size and width. Lot 1 is 2.79 acres in
size which meets the minimum lot size requirement; however, since the
wetland on lot 1 can not be included when determining lot size, the lot line
between lot 1 and lot 2 may have to be adjusted if the wetlands on lot 1 are
more than .29 acres.
Well and Septic
The applicant has proposed locations for primary and secondary septic
systems. However, some of the proposed locations are in locations that would
likely not work such as behind a wetlands, to close to a wetland or in a
IIIlocation that is separated from the proposed house pad by a drainage
• easement. The applicant should revise the proposed septic locations to ensure
that they are located in a position which would actually work.
County Ditches
There appear to be 2 county ditches that are located on the parcel. Since the
placement of houses, septic systems and wells are affected by the ditches, the
applicant will have to provide accurate locations of these ditches. The
applicant will also have to provide drainage and utility easements over the
ditches. The plat will be reviewed by the County Ditch Inspector to ensure
that the location of the ditches are shown accurately on the plat.
Streets
The proposed road will intersect with Pascal Street in the northwest corner of
the site. Pascal Street will have to be improved to city standards so that it
can be used to provide access to the site. An agreement with the adjacent
property owner to the west will have to be reached so that the proposed road
will be able to be constructed to connect with Pascal Street.
The proposed intersection of Pascal Street and the new road is not
• perpendicular. Roads should intersect at 90 degree angles. The proposed
street should be redesigned so that it intersects with Pascal at a 90 degree
angle.
The proposed road will be constructed to city standards which includes
bituminous surface and curbs. The street is proposed to loop through the site
and extend to the western boundary of the plat. The applicant will have to
provide additional information that shows that the road will be able to be
extended on to the adjacent property from the proposed location.
It is likely that the proposed plat will eventually be connected to
Weatherwood on the west and the existing streets to the south. These
connections, if they occur, will be part of the development of the 40 acres to
the west of this plat. Within that 40 acres there is the opportunity to connect
to Queen Street on the south and 198th Avenue on the west. There is an
existing right-of-way provided for the extension of Ogden Street directly to
the south of this plat. However, there is a large wetland in the area where
the right-of-way abuts the property so that it can not be utilized for a road
connection.
Grading and Drainage
•
• The grading and drainage issues are addressed in the City Engineer's letter
dated 2/17/97. It was noted that there was some concern that drainage would
be directed to the southwest corner of the plat and on to the adjacent
property.
Recommendation
It is recommended that the Planning Commission recommend approval of the
preliminary plat request for Oakwood Hills with the following conditions:
1. A developers agreement be prepared outlining the terms and
conditions of the plat approval and installation of improvements.
2. All of the comments in the City Engineer's memo dated 25/17/97 be
incorporated into the revised preliminary plat and made a condition of
this approval.
3. A letter of credit be provided to the City in the amount of 100% of the
costs of the public improvements.
4. Upon completing all of the improvements and having them accepted by
the City, a warranty bond in the amount of 25 % of the improvement
III
costs shall be submitted to the City for a one year period.
5. 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.
6. All wetlands on the site be delineated and a wetland joint notification
form be completed and returned to the City.
7. An NPEDS Permit be obtained for the grading associated with this
development.
8. 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.
9. A sealcoat fee, in the amount to be determined by the City Engineer, to
be paid prior to releasing the plat for recording.
10. Street lights shall be included as part of the improvements for the
subdivision per Elk River Utilities recommendation.
• 11. A grading/erosion control plan and development plan be submitted and
approved by the City Engineer prior to the issuance of building
permits.
12. All grading will need to be certified prior to issuance of building
permits.
13. Soil borings will have to be performed and approved prior to final plat
verifying septic locations.
14. The plat will have to be reviewed and the location of the county ditches
verified by the County Ditch Inspector prior to final plat.
15. A clearing and tree protection plan shall be provided prior to final plat.
16. The developer is required to upgrade Pascal Street from 200th Avenue
to the northwest corner of his plat and to provide documentation that
the Pascal Street easement over this stretch of road does exist and is in
favor of the City
17. The current intersection at the northwest corner of the plat is not
perpendicular. Pascal Street should be extended further to the south
III
in order to make the intersection perpendicular and provide
documentation that they have an easement from the property to the
west to accomplish this.
•
February 17, 1997
File: 230-349-11
CONSULTING ENGINEERS
1326 Energy Park Drive
Mr. Steve Ach
St.Paul,MN 55108 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: OAKWOOD HILLS PRELIMINARY PLAT
Dear Mr. Ach:
As requested, we have reviewed the Preliminary Plat for the Oakwood Hills development.
Based on our review, comments received at the staff review meeting, and a number of
meetings with the Developer and his engineer, we would offer the following comments:
CIVIL ENGINEERING:
ENVIRONMENTAL 1. The Preliminary Plat that we reviewed was prepared by Passe Engineering, Inc., and
NICIPAL was dated November 27, 1996.
io
NNING
SOLID WASTE 2. This plat receives access from the northwest corner through the Hobbit Hills
STRUCTURAL Addition. The Developer will be required to upgrade Pascal Street NW from 200th
SURVEYING Avenue NW to the northwest corner of his plat. The Developer should also be
TRAFFIC required to provide documentation that the Pascal Street easement over this stretch
TRANSPORTATION of road does exist and is in favor of the City.
ELECTRICAL/MECHANICAL 3. The current intersection at the northwest corner of the plat is not perpendicular, but
ENGINEERING: skewed slightly. Pascal Street should be extended further to the south in order to
HVAC make this intersection perpendicular. This will likely require the Developer to
POWER DISTRIBUTION acquire additional easement from the property to the west.
SCADA
SYSTEM CONTROLS 4. The wetlands have all been delineated and are shown on the Preliminary Plat. It
appears that the only wetland that is over one acre in size falls within Lot 1. This
lot needs to be large enough that, after subtracting the wetland area, it still meets the
minimum lot size of 2' acres. It appears the only wetland mitigation required will
be near the northwest corner of the plat for the road construction. A mitigation plan
will need to be prepared and approved.
5. It is very difficult to read the contours of the Grading Plan at this scale. We would
suggest that the Developer be required to submit the Grading Plan at a 50 scale so
FFicEs IN: that the proposed versus existing contours can be easily read.
NNEAPOLIS
PRIOR LAKE 6. It appears that legs of County Ditch 28 run through this site. These should be
ST.PAUL identified and shown on the Preliminary Plat, as well as protected with drainage and
WASECA
230/349-1413.feb An Equal Opportunity Employer
• Mr. Steve Ach
February 17, 1997
Page Two
utility easements. It appears from records at City Hall that one part of Ditch 28 may
cut through the north sections of Lots 1 and 2. This may affect the buildability of
these two lots.
7. The Preliminary Grading Plan shows sedimentation ponds. However, at this point
in time, no detailed storm drainage calculations have been provided. It will be
necessary for the Developer to submit storm drainage calculations. These
calculations should show adequate sedimentation capacity and no net increase in the
rate of runoff leaving the site.
8. The drainage and utility easements around the perimeter of the lot should be
expanded to 10 feet where the adjacent property has not already given a 5-foot
easement. This is due to the fact that the surrounding property may stay unplatted
for many years and a 5-foot easement is virtually unusable.
9. The Developer has supplied a soils report indicating that conventional on-site septic
systems should be buildable on this property. There is some question, however,
• regarding the location of the primary and secondary septic system locations. For
instance, Lot 4 shows the primary on one side of a wetland with the secondary on
the opposite side. It is not reasonable to believe that a homeowner would build
around a large wetland in this case. We would suggest that the Preliminary Plat be
revised to more accurately reflect the primary and secondary location, taking into
account well locations where these will affect the septic system location.
10. We have discussed with the Developer's engineer the need to show at the southwest
corner of the plat a little more topo on the property to the west to indicate that this
is a workable location for a future extension of the road. They indicated that they
will provide this information.
11. Easements need to be provided on the Preliminary Plat, protecting all of the wetlands
identified.
12. The site is essentially completely wooded. The revised Grading Plan at the 50-scale
should indicate the amount of trees to be removed so the road, storm drainage ponds,
and house pads construction can proceed.
13. It should be noted that this development will essentially be a long cul-de-sac until the
40 acres to the west develop. At that time, there will be an opportunity to connect
this plat with the plat of Weatherwood. Until such time as the road is extended,
• there will need to be a temporary turnaround at the end of the road. This can be
accomplished by providing temporary easements on Lots 5 and 9, which can be
vacated in the future.
230/349-1413.feb
Mr. Steve Ach
•
February 17, 1997
Page Three
14. The typical street section shown on the Preliminary Plat accurately reflects the City
standard. The soils report provided by the Developer indicates that the thickness of
this section should be adequate for the native soils on the site.
If you have any questions regarding these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
Terry J. aurer, P.E.
TJM:tw
•
•
230/349-1413.feb
IOWNER/DEVELOPER:
GOOD VALUE HOMES, INC.
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I 9445 EAST RIVER ROAD
\ I SUITE 201
I COON RAPIDS, MN 554
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NUMBER OF LOTS 14
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SURVEYOR/ENGINEER: m g§
, PASSE ENGINEERING, INC,
9445 EAST RIVER ROAD ; i
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33 COON RAPIDS, MN 55433 o
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City of
Elk River
13065 Orono Parkway • P.O. Box 490
Elk River, MN 55330
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