5.3 rk_J ITEM 5.3.
ty of MEMORANDUM
1kRi•
ver TO: Planning Commission
FROM: Scott Harlicker, Planning Assistan
DATE: March 25, 1997
SUBJECT: Request for Preliminary Plat
(Oakwood Hills), Good Value Homes/
J. Peterson, Public Hearing Case No.
P 97-1
Request
Consider a request by Good Value Homes to subdivide approximately 40
acres into 14 single family lots.
Location
The project is located at 198th Avenue alignment and Pascal Street.
• Zoning/Land Use
Ria (Single Family Residential) / LR (Low Density Residential)
Attachments
• Report to the Planning Commission dated February 25, 1997
• Preliminary plat revised 1/24/97
Background
This plat was originally presented to the Planning commission on February
25, 1997. The Commission postponed the application and requested
additional information on the following issues:
• Right-of-way verification for the extension of Pascal Street and the
realignment of the proposed road and Pascal Street
• County ditch locations and the impact on the plat layout
• Revised house pads, septic and well locations
• Drainage calculations
• Topography of adjacent lot in southwest corner of plat for possible
• extension of proposed road to the west
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Good Value Home Plat
March 25, 1997
Page 2
•
Revisions to the Plat and Additional Information
Right-of way verification and realignment of intersection
The applicant has researched the right-of way verification for the extension of
Pascal Street and found that there was a deed filed with Sherburne County
in May 1978 which dedicates to the City a 66 foot right-of way for Pascal
Street. To address the alignment of the proposed road and Pascal Street, the
applicant is proposing to shift the location of the road within the proposed
right-of-way to better line up the intersection. The proposed location of the
right-of-way has not been changed from what was shown on the original plat.
County Ditches
The applicant has not been able to find the location of the county ditches.
The County Ditch Inspector has requested that the applicant locate the
ditches so that he can determine if they are functioning properly. If they are
not working properly abandoning them may be an option. The County Ditch
Inspector did not believe that the ditches presented an insurmountable
• problem. He stated that the ditches might be able to be incorporated into the
drainage plan and possibly relocated if necessary.
Revised house pad, septic and well locations
The plat has been revised to show more realistic locations for houses, wells
and septic systems. The exact locations will be determined based on soil and
site conditions on each individual lot.
Drainage calculations
The applicant has provided the City Engineer with revised drainage
calculations. The grading and drainage issues are addressed in the City
Engineer's memo to be handed out at the meeting.
Additional topographic information
The applicant is in the process of collecting the topographic information
needed to determine if the proposed location for the extension of the
temporary cul-de-sac will work. The information was not available at this
time.
IP
Good Value Home Plat
March 25, 1997
Page 3
• Park and Recreation Recommendation
The Park and Recreation Commission recommended that park dedication
fees be accepted to meet park dedication requirements.
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 memos dated 2/17/97 and
3//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
costs shall be submitted to the City for a one year period.
5. 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. 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 seal coat 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.
•
Good Value Home Plat
March 25, 1997
Page 4
• 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
in order to make the intersection perpendicular and provide
documentation that they have an easement from the property to the
west to accomplish this.
18. All necessary wetland permits shall be obtained prior to any wetland
disturbances associated with this project
planning\scott\p97-lrev.doc
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