5.6 ITEM 5.6.
MEMORANDUM
tyof
41kRiver TO: Planning Commission
FROM: Steve Ach, City Planner_' z4_
DATE: April 22, 1997
SUBJECT: Preliminary Plat Request by John
Lundberg, Public Hearing Case
No. P 97-3
Request
John Lundberg is requesting a preliminary plat to subdivide approximately
10 acres into 3 single family lots.
Location
The northeast corner of County Road No. 1 and the 207th Avenue alignment.
• Zoning/Land Use
Rla (Single Family Residential) / LR (Low Density Residential)
Attachments
• Memo from Terry Maurer dated April 17, 1997
• Location map
• Zoning map
• Preliminary plat
Overview
The preliminary plat involves approximately 10 acres of a much larger piece
owned by John Lundberg. The subject plat has some existing structures on it
including a house, garage (to be removed) and a larger steel-sided shed that
is currently used for storing large equipment. The property is generally
wooded with a mixture of hardwoods and some conifers along County Road
No. 1. The property also includes some varying topography. North of the
proposed plat is a large wetland complex. A portion of this wetland area
appears to include approximately the north 100' of Lots 1 and 2. The
• applicant has indicated the wetland appears to be a Type 1 or 2 which can
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memo to the Planning Commission/P97-3 Page 2
April 22, 1997
• then be included in the lot area. However, the wetland area will need to be
encumbered with a drainage and utility easement for both drainage purposes
and protection of the wetland. Lot 2 also has a man-made pond immediately
northwest of the existing home. This pond will also need to be encumbered
with a drainage and utility easement.
207th Avenue
The dedication of the right-of-way for 207th Avenue would allow the
construction of a new public street to serve the three lots. As typically
requested, 207th Avenue will have to be constructed to the east edge of the
plat where a cul-de-sac will need to be provided allowing vehicles (i.e. school
buses) to turn around. One of the issues staff has discussed with the
applicant is the geometrics of 207th as it connects with County Road No. 1.
The street construction will have to meet County Road No. 1 at a 90 degree
angle with an acceptable tangent section extending east from County Road
No. 1. It is unclear at this time if the appropriate design can be
accommodated within the 66' wide right-of-way. It may be necessary to
widen this right-of-way slightly to accommodate the appropriate design of
207th as it meets County Road No. 1.
207th Avenue will be built to a rural section which will include bituminous
IIIcurbs with a sodded boulevard area.
Driveway Access
Lots 2 and 3 will have access to the homes off of 207th Avenue. However, the
applicant has indicated that access to Lot 1 would be very difficult off 207th,
given the dramatic grade change. Therefore, the necessary approvals from
Sherburne County will need to be received allowing access off County Road
No. 1 for Lot 1. If the County does not allow access off County Road No. 1,
staff would recommend the driveway access to Lot 1 be as far east of County
Road No. 1 as possible. This will allow for maximum separation from the
intersection before beginning the driveway.
Overall Concept Plan
The applicant has been working on plans to develop the rest of the property
at a later date. The concept plan includes extending the road northeast along
the east side of Lot 3, following a natural wooded ridge line serving a variety
of lots. Although the concept is not being considered at this time, it is worth
recognizing the future plans as they relate to the proposed plat. The
Planning Commission will have the opportunity to review these additional
• plats when they are submitted.
\\elkriver\sys\shrdoc\planning\pc\p97-1.doc
Memo to the Planning Commission/P97-3 Page 3
April 22, 1997
• Accessory Buildings
As previously mentioned, there is an existing garage located on the proposed
lot line between Lots 2 and 3. As noted on the plat, this garage is to be
moved to eliminate this encumbrance. The second accessory building which
needs to be mentioned is a 50' x 70' shed that is currently used for storing
larger equipment. Staff would recommend that this shed be removed prior to
the issuance of a building permit, or within one year after the plat has been
recorded, whichever occurs first. In addition to the accessory buildings, there
is also a fuel tank dispenser on site which will have to be removed and any
underground tanks be properly removed and/or capped. This will need to be
done prior to recording the plat with Sherburne County. Any existing wells
located on Lot 3 will need to be capped and sealed in accordance with state
building codes.
Lot Sizes and Dimensions
All of the lots included in the plat meet the 2-1/2 acre requirement set forth
in the Rla zoning district. Staff has indicated that the plat will need to be
modified to include location of homes, as well as indicating where a primary
and secondary septic system will be provided on site. All three lots include a
• considerable amount of upland area where septic systems can reasonably be
located. This information is supposed to be provided by the time of the
Planning Commission meeting.
Park and Recreation Commission Recommendation
The Park & Recreation Commission reviewed the preliminary plat and
recommended the payment of cash be made on all three lots in the plat.
Recommendation
It is recommended the Planning Commission recommend approval of the
preliminary plat request by John Lundberg (Oak Ridge First), with the
following conditions:
1. A developer's agreement be prepared and executed outlining the terms
and conditions for construction of 207th Avenue, as well as the plat.
2. All conditions outlined in the City Engineer's memo dated April _,
1997, be included and provided to staff prior to recording the plat with
the county.
•
\\elkriver\sys\shrdoc\planning\pc\p97-1.doc
Memo to the Planning Commission/P97-3 Page 4
April 22, 1997
3. A development plan be submitted identifying the lowest floor
elevations of the proposed homes.
4. Park dedication be paid in the amount required by the city at the time
of recording the final plat based on the three lots.
5. A surface water management fee be paid prior to recording the plat
with the county.
6. Any access off of County Road No. 1 to serve Lot 1 must be received
from Sherburne County Highway Department; otherwise, access to
County Road No. 1 will be restricted.
7. Prior to recording the plat with the county, the existing garage on the
lot line between Lots 2 and 3 be removed.
8. The existing fuel dispensing tank and any underground tanks be
removed prior to recording the plat with the county.
9. Any existing wells on Lot 3 be capped and closed according to state
building code.
• 10. Lots 1 and 2 have drainage easements included which encumber the
existing wetland on the north and the man-made pond on this south
end of Lot 2.
11. A sealcoating fee be paid in the amount determined by the City
Engineer for 207th Avenue.
12. A temporary easement be granted to the city for construction of the
temporary cul-de-sac.
13. The intersection design of 207th Avenue and County Road No. 1 include
the appropriate geometrics as approved by the City Engineer and any
additional right-of-way that is necessary be acquired by the applicant.
14. Necessary drainage and utility easements be granted to the City to
allow drainage throughout the plat as well as off site locations.
15. Street lights be provided along 207th as required by Elk River
Municipal Utilities.
•
\\elkriver\sys\shrdoc\planning\pc\p97-1.doc
"St
('OISI LTIIG EIGIIEEIIS April 17, 1997
1326 Energy Park Drive File: 230-366-11
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: JON LUNDBERG PRELIMINARY PLAT
Dear Mr. Ach:
As you requested, we have reviewed the preliminary plat for the Jon Lundberg property.
CIVIL ENGINEERING. This plat consists of three lots located at 207th Avenue just east of CSAH #1. Based
ENVIRONMENTAL upon our review, comments received at the staff review meeting, and our site visit, we
NICIPAL would offer the following comments:
NNING
SOLID WASTE 1. The preliminary plat was prepared by John Oliver & Associates and had a
STRUCTURAL revision date of April 9, 1997.
SURVEYING
TRAFFIC 2. There is a concern that 207th Avenue be perpendicular to CSAH #1 at the
TRANSPORTATION intersection. To attempt to address this issue, they have shown on the preliminary
plat the road being pushed to the northern side of the right-of-way within five feet
ELECTRICAL/MECHANICAL of the northern right-of-way line, then curving to the south as it approaches the
ENGINEERING: intersection with CSAH #1. It appears that even doing this, the south curb line
HVAC of the road will impact the property to the south of Mr. Lundberg's property.
POWER DISTRIBUTION They also have shown this taking place in a 66-foot wide right-of-way for 207th
SCADA Avenue. City Ordinance would only require a 60-foot right-of-way which would
SYSTEM CONTROLS make this situation even worse. It appears that the best solution would be to
acquire a small triangular piece of easement from the property owner to the south
at the intersection of 207th Avenue with CSAH #1.
3. 207th Avenue is shown with a temporary cul-de-sac to the east of the proposed
plat. A temporary easement will be needed for this construction. This easement
can be vacated when future property is platted to the east.
FFICES IN: 4. The subject property drops off rather severely from CSAH #1. The preliminary
plat shows a centerline elevation on CSAH #1 of 973.5 and a low point on 207th
NEAPOLIS Avenue of 956.6. It will be important when the road is designed that an
PRIOR LAKE appropriate landing area is provided on 207th Avenue adjacent to CSAH #1.
ST.PAUL
WASECA
An Equal Opportunity Employer
• Mr. Steve Ach
April 17, 1997
Page Two
5. No Drainage Plan has been submitted at this point in time. There is a substantial
amount of wetland area on this property and to the north; therefore, it does not
appear that drainage will be a major concern, although a Drainage Plan should
still be submitted showing the appropriate sedimentation pond.
It appears from drainage easements shown on the plat that the intent is to run
drainage to the northeast out of the plat boundary. If this is the case, drainage
easements for this area will be required.
6. Lot 1 only has 74 feet of frontage along 207th Avenue and 238 feet of frontage
on CSAH #1. No driveway should be allowed directly onto CSAH #1, but the
driveway on 207th Avenue should be pushed as far east as possible.
7. CSAH #1 right-of-way is shown as 100 feet wide. It does not appear that any
additional right-of-way will be needed. However, the plat and this issue should
still be reviewed by the County.
8. There is a garage that falls primarily on Lot 3 but also crosses the lot line to
• Lot 2. This is noted to be removed.
If you have any questions regarding these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
Terry J. aurer, P.E.
TJM:tw
366-1703.apr
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SUBJECT PROPERTY: G- EAST LINE OF WEST 594 FEET 04 -ate,
That part of the West 366 feet of the Northeast Quarter of the SouthwestN
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Quarter lying south of the South line of the North 602 feet thereof; end Z
lying northeasterly of the Northeasterly line of the right-of-way of County z
State Aid Highway No. 1. ZONING: Ria
AND
That part of said Northeast Quarter of the Southwest Quarter lying east of ' �'
the East line of said West 366 feet thereof; lying south of the South line AREA: 2.5 Acre minimum 1i‘
of the North 900 feet thereof; end lying westerly of*line #2 to be
hereinafter described. I\
AND 1 SETBACKS:
That part of the Southeast Quarter of said Southwest Quarter lying 11 Front : 35 feet
northeasterly of said Northeasterly line of the right-of-way of County Side 20 feet
State Aid Highway No. 1; lying north of'Line #1 to be hereinafter z I N
described; and lying westerly of said'Line #2 to be hereinafter described. REF: C.- o I$+ Rear : 30 feet
Said*Line #1" being described as Commencing et the Southeast corner of ��,%1,3js°ryRM�B�.Oett, CI.I
said Southeast Quarter of the Southwest Quarter; thence (on a bearing
of) West along the South line thereof for a distance of 372.46 feet;
thence North 6 degrees 03 minutes West for a distance of 1044.82 feet; a I g 1
thence (on a bearing of) North for a distance of 260.00 feet to a point a SE CORNER OF SE 1/4 OF SW 1/4
to be hereafter known as Point A" for the purpose of this description, 1 1
said'Point li also being the actual Point Of Beginning of said`Line 1 N OF SECTION 17, T. 33, R. 26.
#Y to be hereby described; thence west parallel with the North line of
said Southeast Quarter of the Southwest Quarter to intersect said I
Northeasterly line of the right-of-way of County State Aid Highway No. 1 i
1 and there terminate said Line of. _ — V. — — WEST Deed _ _
Said 'Line #2' being"described as Beginning at the point of N89'10'14"E 372.46 /7
Intersection of said Line #1� with the East line of the West 594 feet
of said Southeast Quarter of the Southwest Quarter, thence �—SOUTH LINE OF SE 1/4 OF SW 1/4 20
northeasterly to terminate said"Line #2' at the point of intersection
of said South line of the North 000 feet with the East line of the West
740 feet or said Northeast Quarter of the Southwest Quarter.
All being part of Section 17. Township 33. Range 26, Sherburne County.
Minnesota.
Containing 8.40 acres, more or leas. Subject to easements of record, if
any.
NOTE; The above '(on a bearing ofT added to the existing description of
record to clarify the intent of said description as evidenced by an original
survey of said lines, said survey prepared by Donn E. Pepper, L . #6933
for Robt. M. Bartlett and dated 7/1S/64.
sc 09 /Lundberg.3 12/17/96 Tile: 7376.10-00 zC471 Denotes Existing Elevation
DATE: 12/17/96 I hereby certify that this Sketch and John plpver d Associates, Inc. SKETCH & DESCRIPTION and
BK/PG: Description was prepared by me or awn gya,...ans,Load Sr.veyww,saws Plaronifiv
DRAWN BY: DM under my direct supervision and 680 ..,.rage PRELIMINARY ADM. SUBD. PLAT
GRAPHIC SCALE CHECKED BY: JO that I am a duly Licensed Land alk River, Hinsmeota ELK RIVER, MN
Surve or under the laws of the
Surveyor (612)441-t0?H (R"AY)N1-6686
100 5�0 200 REVISIONS: State of Minnesota.
4/9/97 REV. DAU & err. FOR
RO> I 7'raveiers Troll, SW* 200
(612)8 4-, MN 66337 JON LUNDBERG
(6fs�a+-sosa (rAr)eas-sole
Signed: FILE: q
( SCALE IN FEET ) Dote: 12/17/96 Lic. No. 8194 DDM\LUNO ERG ITEC:\�'\WNDBER0.3 SHEET 1 OF I 1F 7375.010 -00
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Riat
LOCATION
1306Orono Parkway • P.O. Box 490
Elk River, NIN 55330
LASE:
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