6.2 ,-`( A ITEM 6.2.
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iMEMORANDUMt
,ty oik) 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.
IP
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
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
•
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 tc 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.
IP
I iI
• 1Jfl February 17, 1997
File: 230-349-11
('OI:SI LTISG EICIIEEIIS
1326 Energy Park Drive
Mr. Steve Ach
Sr.Pout,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
MUNICIPAL was dated November 27, 1996.
ONING
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
IVAC make this intersection perpendicular. This will likely require the Developer to
POWER DISTRIBUTION acquire additional easement from the property to the west.
SCADA
S STEMCONTRO:S
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 21 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
OFFICES IN:
suggest that the Developer be required to submit the Grading Plan at a 50 scale so
that the proposed versus existing contours can be easily read.
ONEAPOLIS
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 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. Maurer, P.E.
TJM:tw
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S
230/349-1413.feb
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Elk River. MN 55330
OWNER/DEVELOPER:
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GOOD VALUE HOMES, INC
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TOTAL AREA 40.07 ACRES I I
DENSITYNUMBER OF LOTS— — 0.35 UNITS / ACRE— — ' — libeW00.41 - , 1 L_____/7-
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PASSE ENGINEERING, INC. N I
9445 EAST RIVER ROAD ; °z
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