6.2 ,Lr A.(
Item# 6.2.
( /
y of 1 MEMORANDUM
ElkRiver TO: Planning Commission
FROM: Scott Harlicker, Planning Assistant
DATE: December 23, 1997
SUBJECT: Request by Dave Gracik for Pre-
liminary Plat (Hidden Creek), Public
Hearing Case No. P 97-17
Request
Dave Gracik is requesting preliminary plat approval to subdivide
approximately 4.6 acres into 7 single family residential lots.
Location
IIIThe southeast corner of 193rd Avenue and Meadowvale Road.
Zoning/Land Use
Ric (Single Family Residential) / MR (Medium Density Residential)
Attachments
• Location plan
• Preliminary plat
• Letter from City Engineer dated 12/15/97
• Letter from Sherburne County Highway Department dated 11/19/97
• Letter from DNR dated 11/21/97
• Letter from County Ditch Inspector dated 12/16/97
Background
The 4.6 acres is located at the southeast corner of Meadowvale Road and
193rd Avenue. The property has 822 feet of frontage on Meadowvale Road and
236 feet of frontage on 193rd Avenue. There is a wetland located in the
northeast corner of the plat and a DNR regulated stream which bisects the
property into a north half and south half. There are some woods on the
IIIInorthern end of the property, but most of the site is open. The site is gentle
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 •TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425
Memo to the Planning Commission/P 97-17
December 23, 1997
Page 2
• rolling with the high point located near the existing house, which is located
in the southern half of the property. The house will remain and be
incorporated as part of one of the lots.
Overview
Layout
The 4.6 acres is proposed to be subdivided into 7 lots. The lots range in size
from 15,158 s.f. to 47,849 s.f. The 47,849 square foot lot will contain the
existing house. As proposed, the lots meet the dimensional requirements of
the Rlc district. However, because of wetland in the northeast corner of the
plat and the 50 foot half right-of-way required along Meadowvale Road,
modifications to lot 1 will be needed.
Right-of-Way and Access
No new roads are proposed as part of this plat. All the lots will have frontage
on Meadowvale Road, which is a county road. There is currently a 33 foot half
right-of-way on Meadowvale Road. A 50 foot half right-of-way is proposed
with this plat. This additional right-of-way will impact the buildable area of
• lot 1. With the exception of the corner lot which will be accessed from 193rd
and the existing house which has a driveway on Meadowvale Road, access to
the lots will be via shared driveways on Meadowvale Road. The shared
driveways should be shown on the approved development plan. Additional
comments are offered in the City Engineer's memo dated 12/15/97
Lot 1
Because of the additional right-of-way along Meadowvale Road and the
wetland, there will not be enough buildable area on the lot to accommodate a
50' X 50' building pad. It is suggested that lot 1 be combined with lot 2 so
that the required building pad and yard area can be provided.
Grading and Drainage
A grading and drainage plan will need to be provided for review by the City
Engineer. See the City Engineer's comments dated 12/15/97.
Sewer and Water
The plat is located within the urban service area and will be serviced by
municipal sewer and water. There is an existing water line on the east side of
• Meadowvale Road that will provide water to the plat. The sewer will be
\\elkriver\sys\shrdoc\planning\scott\p97-17.doc
Memo to the Planning Commission/P 97-17
December 23, 1997
Page 3
extended south from 193rd Avenue. Additional comments are offered in the
City Engineer's memo dated 12/15/97.
Park and Recreation
The Park and Recreation Commission recommended cash dedication to meet
the Park dedication requirements. The Comprehensive Park and Recreation
Plan identifies a trail along Meadowvale Road. It is recommended that the
applicant be responsible for the construction of a 10 foot detached trail along
Meadowvale Road. A detailed plan for the trail shall be submitted along with
the construction plans for the water and sewer. The trail location should be
so any future improvements to Meadowvale Road do not disturb the trail.
Landscaping
A landscaping plan showing front yard trees on each of the lots be provided
for staff review and approval.
Recommendation
• Should the Commission decide to recommend approval of the preliminary
plat, the following conditions are offered:
1. A DEVELOPERS AGREEMENT BE PREPARED OUTLINING THE TERMS AND CONDITIONS OF
THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS.
2. ALL COMMENTS OF THE CITY ENGINEER'S MEMO DATED DECEMBER 15, 1997 BE
INCORPORATED INTO THE REVISED PRELIMINARY PLAT AND MADE A CONDITION OF
APPROVAL.
3. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100%OF THE COSTS
OF 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 RELEASING THE PLAT FOR RECORDING WITH SHERBURNE
COUNTY.
6. 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 WITH SHERBURNE COUNTY.
7. A GRADING AND EROSION CONTROL PLAN AND DEVELOPMENT PLAN BE SUBMITTED
• AND APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
\\elkriver\sys\shrdoc\planning\scott\p97-17.doc
Memo to the Planning Commission/P 97-17
December 23, 1997
Page 4
4110 8. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF A BUILDING PERMIT.
9. ALL LOTS SHALL HAVE A BUILDABLE AREA LARGE ENOUGH TO ACCOMMODATE A 50 'X
50' BUILDING PAD AND A DISTANCE OF 30 FEET BETWEEN THE HOUSE AND ANY
WETLAND.
10. LOT ONE BE COMBINED WITH LOT 2. ACCESS TO THIS LOT SHALL BE FROM 193RD AVENUE.
11. FRONT YARD TREES BE PLANTED ON EACH OF THE LOTS.
12. SHARED DRIVEWAYS SHALL BE PROVIDED FOR LOTS 2 AND 3 AND LOTS 5 AND 6.
13. CONCERNS CONTAINED IN THE COUNTY DITCH INSPECTOR'S LETTER SHALL BE
ADDRESSED.
•
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CONSULTING ENGINEERS Formerly MSA
December 15, 1997 Consulting Engineers
File: 802240j-0240
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P. O. Box 490
Elk River, MN 55330-0490
RE: HIDDEN CREEK PRELIMINARY PLAT
Dear Mr. Ach:
As requested, we have reviewed the preliminary plat of Hidden Creek. It is located along the
east side of Meadowvale Road (County Road 44) just south of 193rd Avenue. Based on our
review and comments received at the staff review meeting, we would offer the following
• comments:
1. The plat consists of approximately 4.6 acres divided into seven lots all fronting on
Meadowvale Road (County Road 44). Six of the seven lots have between 80 and 90
feet of frontage and all of the lots are deeper than normal, providing a slightly larger than
minimum lot area.
2. Sherburne County has reviewed the preliminary plat and requested 17 feet of additional
right-of-way and shared driveways. Their letter indicates that they would expect Lot 1
along 193rd Avenue to have a driveway off of 193rd Avenue and that they would expect
the remaining lots to utilize shared driveways as much as possible.
3. The City's park plan shows this section of Meadowvale Road to have a future detached
trail; We would suggest that a 10-foot wide bituminous trail be constructed 1-foot off the
property line as part of this development. At this point in time the trail will not be
complete, but we feel it is important to have built before the eight lots are developed
because of potential neighborhood opposition, at a later date, to a trail in the front yard.
4. There is no grading or drainage plan supplied with the application. A detailed grading
plan will need to be submitted, reviewed, and approved. The grading plan should show
a minimum 50-foot by 50-foot building pad on each of the lots. The drainage plan will
also need to be submitted reviewed and approved. The drainage plan should show
storm water sedimentation ponds prior to discharging drainage to the wetland at the
north end or the ditch which runs through the middle of the plat.
• It is questionable, given the County's request for additional right-of-way and set backs
required from the ditch through the middle of the property whether Lots 1 is buildable. It
1326 Energy Park Drive • St.Paul, MN 55108 • 612/644-4389 fax 612/644-9446 toll free 800/888-2923
December 15, 1997
Mr. Steve Ach
Page Two
appears that Lot 1 will have no buildable space given the additional right-of-way
required at the westside of the lot and the large wetland that consumes the east side of
the lot. It seems the easiest solution would be to shift lot lines to the south to provide a
buildable space.
Lot 5 does have an existing home on it. The home does have an existing driveway out
to Meadowvale Road. It appears that Lot 5 is sufficiently sized so that the existing
structure will meet all of the set backs.
5. Sanitary sewer service is proposed to be provided by extending a gravity main from the
existing lift station located in Meadowvale Heights Second Addition. Sanitary sewer is
shown to be constructed along the frontage of all seven of the lots. Watermain already
exists along the east side of Meadowvale Road in front of these lots. One additional
hydrant would be necessary to serve the proposed development. This should be placed
between Lots 3 and 4. Given the recommendation that a bituminous trail be placed 1-
foot off of the property line, we would suggest that the sanitary sewer and water services
be extended into the lots to the 10-foot drainage and utility easement line. This will
make it possible to excavate the sewer and water services at the time the home is built
without disturbing the bituminous trail.
. 6. There is an 18-inch RCP culvert crossing under Meadowvale Road at the location of the
ditch. It will be necessary for this culvert to be extended easterly far enough to provide
for the wider right-of-way and the construction of the bituminous pathway. The ditch is a
DNR protected water, therefore, it will be necessary to work with that agency in
acquiring a permit for the extension of the culvert.
7. This property has not previously been assess for trunk sanitary sewer and water.
Therefore, we would recommend that the plat be assessed $3,800.00 per gross acre
minus any wetland or ditch area.
8. It is worth noting that at some point in the future it is likely that Meadowvale Road will be
reconstructed. Given the County's new cost participation policy it is reasonable to
assume that at that point in time there will be assessments against these lots for the
reconstruction of the roadway.
If you have any questions regarding any of these comments please call.
Sincerely,
Howard R. Green Company
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P.O. BOX 338 • ELK RIVER, MN 55330 • PHONE(612)441-1722 • FAX(612)441-2264
November 17, 1997
Mr. Steven B. Ach
City Planner
Elk River City Hall, P.O. Box 490
13065 Orono Parkway
Elk River, MN 55330
RE: Hidden Creek Plat Comments
Dear Mr. Ach:
• As requested, the following comments are provided regarding the above referenced plat:
Each Lot obtaining access onto County Road 44 will need a permit from the County Highway
Department.
a) Access from Lot 1 must be off of 193RD Avenue.
Access for Lots 2& 3 shall be shared along the adjacent property line.
Access for Lots 4& 5 shall be shared along the adjacent property line.
Access for Lots 7 & 8 shall be shared along the adjacent property line.
b) The right-of-way width shall be 50 feet along CR 44.
These are preliminary comments the County Highway Department wishes to review the final plat layout
and give final comments
Thank you for affording us the opportunity to review these plans. If you have any questions or require
any additional information,please contact me at the number listed above.
Sincerely,
Shelly A. Pederson
Assistant County Engineer
•
�n �SLJ�JnTATE OF
U�J [ESO . ,
• DEPARTMENT OF NATURAL RESOURCES
Division of Waters, 4140 Thielman Lane, Suite 203, St. Cloud, MN 56301
PHONE NO. 320/255-2976
FILE NO.
November 21, 1997
Scott Harlicker
Planning Assistant
City of Elk River
P.O. Box 490
Elk River, MN 55330-0490
Dear Mr. Harlicker:
Preliminary Plat of Hidden Creek, Unnamed Tributary to Elk River, Sherburne County
I have reviewed the information on the proposed project. The lots appear to meet the
minimum dimensions. However, on lot 5 it would seem to be very difficult to meet the
setback requirements from the OHW. In addition, I have seen developments in the
vicinity, that have exhibited slope instability problems along the creek. These areas
may not qualify as bluffs, but I recommend that the developer provide increased
•
setback from the steep slopes and that these areas not be disturbed. Any vegetation
removal should be carefully considered and monitored by the City.
Thank you for the opportunity to review the project. If you have any further questions,
please feel free to contact me.
Sincerely,
et4A,4,L.
91Larry Kramka
Area Hydrologist
c: Dave Hills, Regional Hydrologist
Steve Ach, Planner, City of Elk River
•
AN EQUAL OPPORTUNITY EMPLOYER
•
SHERBURNE COUNTY1111
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Sherburne County Ditch Inspector's Plat Report
Date December 16, 1997
ConditionsCloudy, 35 Degrees F, 11:30 AM
Subiccx Hidden Crock
T,ncation:Section 29, Township 88, Range 2(i; City of F1k River, Ditch 82
Persons Present Jim Wy-nnemer, Ditch Inspector.
Observations and Recommendations
This is at the lower end of Ditch S2 which also conies through the golf course. The
culvert under County Road 1 to thc north and up stream i3 a 42 inch diameter. The culvert
under 192rd avenue is a 24" and the culvert under Meadowvale is an 18". There are obviously
some sizing issues to be addressed here. The area between 193rd north and east to County
• Road 1 and iiortli and west to Meadowvale is planned as a storm water detention site for water
from thc storm drains along County Road 1, ditch 22 also runs through this arca.
The hack side of lots 1 & 2 are low and wet now, the ditch turns west as it conies through
lot 5. If the development is approved and the developer wants that stretch of the ditch through
lot 5 could be straightened and located on the lot line between lot 5 and lot 6.
Drainage calculations and some water modeling should be done for the sub watershed of
this area to determine the extent of the problem with the culvert sizing as it is and what efflact
that sizing will have on 25, 50, and 100 year storm events. Was there and consideration given
for thc restriction of thc 18"culvert under Mcadowvalc when County Road 1 was upgraded this
year and the storm drains were added?
The additional storm water runoff generated from the conversion to residential
development must be addressed if not in thc development at least in thc sub watershed.
•