6.2 Item# 6.2.
of ��
lk TO: Planning Commission
River
FROM: Scott Harlicker, Planning Assistan
DATE: January 27, 1998
SUBJECT: Request by Dave Gracik for
Preliminary Plat Approval (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
The southeast corner of 193rd Avenue and Meadowvale Road.
• Zoning/Land Use
Rlc (Single Family Residential) / MR (Medium Density Residential)
Attachments
• Location plan
• Preliminary plat
Overview
Since the December 23rd Planning Commission meeting the applicant has
revised the plat. The revision included making lots 2, 3 and 4 ten feet
narrower and adding 30 feet to the width on lot 1. Lot 1 now is 130 feet wide
instead of 100 and lots 2, 3 and 4 are 80 feet wide instead of 90. All the lots
meet the dimensional requirements of the Rlc district. By increasing the lot
width of lot 1, the amount of wetland that will have to be filled in order to
have a suitable building pad is reduced. The applicant claims that a building
area can be created on lot 1 without requiring a wetland permit. Up to 400
square feet of wetland can be filled without a wetland permit, in order to do
this a wetland exemption form has to be filed.
•
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 •TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425
Memo to Planning Commission/P 97-17
January 27, 1998
Page 2
• In order to better accommodate a house with a 3 car garage, the property
lines for lots 2, 3 and 4 could be shifted south. Lots 2, 3 and 4 could be
widened so that they are 83 feet wide, which is would allow more flexibility
in placing a house and 3 car garage. A detailed grading plan for lot 1 should
be provided showing exactly how much wetland will be filled in order to a
home and a 30 foot buffer between the proposed house and the wetland.
The house dimensions shown on the grading plan are 20' X 30'. A review of
house plans of homes constructed in Country Crossing 3rd showed that all of
the houses had dimensions much larger than the ones shown on this plat.
Dimensions of 45' X 50' were common. The proposed house dimensions shown
on the grading plan should be adjusted to better reflect current house sizes.
The plans also show a footbridge over the creek to accommodate the proposed
trail. The applicant should work with the Department of Natural Resources
and Sherburne County to extend the culvert and fill in the area east of
Meadowvale Road as an alternative to a footbridge.
A drainage pond is shown in the rear of lots 3 and 4. A drainage and utility
easement should be put in place over the proposed pond. If a portion of the
wetland on lot one is to be filled, the drainage and utility easement should be
• adjusted to correspond with the revised wetland boundary.
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.
•
\\elkriver\sys\shrdoc\planning\scott\p9717jan.doc
Memo to Planning Commission/P 97-17
January 27, 1998
Page 3
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.
8. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF A BUILDING PERMIT.
9. A DETAILED DEVELOPMENT PLAN OF LOT 1 BE PROVIDED SHOWING THE HOUSE PAD
AND THE AMOUNT OF WETLAND NEEDED TO BE FILLED IN ORDER TO ACCOMMODATE
THE HOUSE AND A 30 FOOT SETBACK FROM THE WETLAND
10. FRONT YARD TREES BE PLANTED ON EACH OF THE LOTS.
11. SHARED DRIVEWAYS SHALL BE PROVIDED FOR LOTS 1 AND 2, LOTS 3 AND 4 AND LOTS
6 AND 7 IN ACCORDANCE WITH SHERBURNE COUNTY HIGHWAY DEPARTMENT'S
LETTER. A PERMIT FROM SHERBURNE COUNTY MUST BE OBTAINED PRIOR TO
INSTALLING THE DRIVEWAYS.
12. CONCERNS CONTAINED IN THE COUNTY DITCH INSPECTOR'S LETTER SHALL BE
ADDRESSED.
13. DEVELOPER CONSTRUCT A 10' BITUMINOUS TRAIL ALONG MEADOWVALE ROAD.
DETAILS OF THE TRIAL SHALL BE INCLUDED IN CONSTRUCTION PLANS THAT CAN BE
• REVIEWED BY THE CITY ENGINEER. A REIMBURSEMENT TO THE DEVELOPER IN THE
AMOUNT OF $10.00 PER LINEAL FOOT WILL BE CREDIT TO THE PARK DEDICATION
REQUIREMENT.
14. THE FOOTBRIDGE BE ELIMINATED AND THE APPLICANT WORK WITH SHERBURNE
COUNTY AND THE DNR TO FILL AND EXTEND THE CULVERT ON THE EAST SIDE OF
MEADOWVALE ROAD. PERMITS FROM THE DNR MUST BE OBTAINED PRIOR TO
GRADING OR FILLING ADJACENT TO THE CREEK. COPIES OF ANY PERMITS SHALL BE
PROVIDED TO THE CITY.
15. DRAINAGE AND UTILITY EASEMENTS BE PUT IN PLACE OVER THE PROPOSED DRAINAGE
POND. THE EASMENT OVER THE WETLANDS SHALL BE MODIFIED TO CORRESPOND
WITH THE NEW WETLAND BOUNDARY AFTER THE 400 SQUARE FEET HAS BEEN FILLED.
16. DEVELOPER BE RESPONSIBLE TO PAY A LATERAL ASSESSMENT FOR WATERMAIN IN
MEADOWVALE ROAD.
•
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