3 • Item # 3 •
City of
Elk -�
River
MEMORANDUM
TO: Planning Commission
FROM: Michele McPherson, Director of Planning
DATE: June 12, 2001
SUBJECT: Revised Preliminary Plat, Kliever Lake Fields
Case Number P 01-08
REQUEST
The Commission is asked to consider the preliminary plat of Kliever Lake Fields.
•
ATTACHMENT
• Revised Plat, Kliever Lake Fields
• Staff Report
ANALYSIS
The preliminary plat has been revised to reduce the total number of lots from 104 to 98. The plat shows
the revised configuration of the park as requested by the Park and Recreation Commission. All of the
lots except Lot 4,Block 1 meet the minimum lot area requirement of 12,000 square feet. Lot 4 is 11,988
square feet. The adjacent lots are large enough to increase the lot size to meet the minimum required.
There are 23 lots that range in size from 12,000 to 13,000 square feet. The net density(not including the
area in right of way or Outlot C) is 2.21 lots per acre.
Staff and the developer have been speaking with the Assistant County Attorney regarding the drainage
pond in the southwest corner of the site. The Assistant County Attorney is agreeable to allowing the
County's pond to be expanded in order to allow a portion of the development's water to pass through
the pond. Further conversations are on-going with the County Ditch Inspector, but staff does not
anticipate that the grading plan will need to be revised as previously thought. This issue will be resolved
prior to the Council reviewing the preliminary plat.
RECOMMENDATION
• Staff recommends the Planning Commission recommend to the City Council approval of the preliminary
plat of Kliever Lake Fields with the conditions outlined in the attached staff report.
S:\PLANNING\MICHMC\PLREPRTS\P01-08a.doc
• Item #
City of
Elk
River
MEMORANDUM
TO: Planning Commission
FROM: Michele McPherson, Director of Planning
DATE: June 12, 2001
SUBJECT: Case No. P 01-08
Preliminary Plat of Kliever Lake Fields
Request
The applicant, Horst Graser, representing Gold Nugget Development requests that the
• Planning Commission consider approval of the preliminary plat of Kliever Lake Fields
comprised of 104 single family lots; Outlot A to be dedicated for park; Outlot B also to be
dedicated park,and Outlot C to be held in abeyance for townhome development approval
after the City revises its townhome ordinance.
Attachments
• Location map
• City Engineer's memo dated May 16 , 2001
• Sherburne County letter dated April 19, 2001
• Email dated April 17, 2001
• Rinke-Noonan letter dated April 9, 2001
• Preliminary plat
• Preliminary grading plan
• Preliminary utility plan
• Preliminary landscape plan
• Park Dedication Map
Location
The property is located in the southwest corner of the intersection of Fillmore Street and
County Road 12.
411 Zoning/Land Use
Memo to Planning Commission/P 01-08
June 12,2001
Page 2
R1e (Single Family Residential, 12,000 square feet minimum lot area) / MR (Medium
Density Residential)
Overview
The proposed preliminary plat is comprised of 104 single family lots on 36. 84 acres. There
is a through-street (Street E) connecting County Road 12 to Fillmore Street. There is a
Street A connecting Street E to the south property line to provide a connection to vacant
developable land to the south. Street B and Street G also connect to adjacent properties and
there are four cul-de-sacs.
Outlots A and B are proposed to be dedicated for park and Outlot C is to be held until the
City revises its townhome ordinance.
Existing Conditions
The site has been cultivated for corn in recent years. It is lower than the adjacent roads and
experiences spring flooding in areas. The site is slightly higher in the southwest corner.
Lots
The property is zoned Rlc(Single Family),therefore the minimum lot area is 12,000 square
feet. The developer has proposed,however,lots as small as 11,005 square feet in area. The
. average lot size in the proposal is 15,000 square feet,with a net density of 2.37 lots per acre.
There area five lots that are less than 12,000 square feet; however, these lots can be made
larger to meet the minimum lot area requirements of the Rlc District without a substantial
reduction in the number of proposed lots.
Streets
The streets as proposed meet the minimum right-of-way requirement(60 feet)for a minor
street. The proposed right-of-way is 60 feet with a street design of 32 feet. The cul-de-sacs
also have the minimum 60 foot radius.
Utilities
The City Engineer has addressed utilities in his memo. All of the City Engineer's comments
will need to be complied with by the applicant.
Grading and Drainage
The City Engineer has addressed the grading and drainage issues in his attached memo.
Located in the southwest corner of the site is a detention pond that is being constructed by
Sherburne County as part of the County Road 12 improvement project. This pond cannot
have water from the development pass through it. The development proposes to have two
• ponds located within Outlot C which will handle runoff from the subdivision.
S:\PLANNING\MICHMC\PLREPRTS\P01-08.DOC
Memo to Planning Commission/P 01-08
June 12,2001
Page 3
III
Park Dedication
The Park and Recreation Commission reviewed the preliminary plat and park dedication at
its May 9, 2001 meeting. After discussion and negotiation with the developer, the
Commission agreed to accept 7.9 acres of land for park dedication by deleting Lots 26-28,
Block 3, and Lots 1 - 4, Block 2 of Kliever Lake Fields, with the understanding that the
developer would add two additional lots along Street E (see attached map). Also as part of
the park dedication is a sidewalk along Street E connecting County Road 12 with Fillmore
Street.
Landscape Plan
The developer has submitted a landscape plan which provides one street tree and one yard
tree per lot with two of each on corner lots,in compliance with the landscape requirements
in the subdivision ordinance. Along the County Road 12 and Fillmore Street right-of-ways,
six foot high fences and additional buffering landscaping are proposed to provide buffering
or screening from the adjacent roadways.
Recommendation
Staff recommends that the Planning Commission recommend approval of the preliminary
plat request to the City Council with the following conditions:
• 1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
2. ALL COMMENTS OF SHERBURNE COUNTY SHALL BE ADDRESSED.
3. OUTLOT A SHALL BE RAISED TO COMPLY WITH THE PARK AND
RECREATION COMMISSION RECOMMENDATION AND SHALL BE
DEEDED TO THE CITY WHEN THE PLAT IS RECORDED.
4. A SIDEWALK SHALL BE CONSTRUCTED ALONG STREET E.
5. STREET LIGHTS SHALL BE INSTALLED AS REQUIRED BY ELK RIVER
MUNICIPAL UTILITIES.
6. A SEALCOAT FEE SHALL BE PAID PRIOR TO RELEASING THE PLAT
FOR RECORDING.
7. A LETTER OF CREDIT IN THE AMOUNT OF 100% OF THE COST OF
THE IMPROVEMENTS SHALL BE SUBMITTED PRIOR TO RELEASING
THE PLAT FOR RECORDING.
8. THE APPLICANT SHALL EXECUTE A DEVELOPER'S AGREEMENT
OUTLINING THE TERMS AND CONDITIONS OF APPROVAL.
•
S:\PLANNING\MICHMC\PLREPRTS\P01-08.DOC
Memo to Planning Commission/13 01-08
June 12,2001
Page 4
• 9. THE APPLICANT SHALL PAY $300 PER UNIT TO ELK RIVER
MUNICIPAL UTILITIES FOR WATER AVAILABILITY CHARGES.
10. THE DEVELOPER WILL BE RESPONSIBLE FOR PROVIDING THE
FINAL GRADE FOR THE PARK AND ESTABLISHING VEGETATIVE
COVER.
11. THE DEVELOPER SHALL BE RESPONSIBLE FOR MARKING PARK
BOUNDARIES WITH THE CITY'S PARK BOUNDARY SIGNS.
12. THE PARK SURVEY INFORMATION SHALL BE PROVIDED IN THE
REQUIRED ELECTRONIC FORMAT.
•
•
•
S:\PLANNING\MICHMC\PLREPRTS\P01-08.DOC
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SITE DATA Q
)TAL AREA 79.16 AC.
)T AREA 36.29 AC,
JTLOT AREA 29.42 AC.
OUTLOT A 7.96 AC.
OUTLOT B 0.17 AC. LEGAL DESCRIPTION
OUTLOT C 21.29 AC. The North Half of the Northwest Quarter. Seetlon 1, Township 32, Ran • 26,
O.W. AREA 13.45 AC. occoroinq to the U.S. Government Survey thereof, Sherhume County, MInne,ota.
JUBER OF LOTS 98
JtGEST LOT 29,440 S.F.
4AU.EST LOT 12,000 S.F.
/ERAGE LOT 15,430 S.F. BEKELIWIK SHEET INDE(
LOSS DENSITY 1.69 LOTS/AC.
'T DENSITY 2.21 LOTS/AC. Double spike East foe*of power pole, West side of filmor*Street N.W., PRELIMINARY PLAT
(DENSITIES DO NOT INCLUDE OUTLOT C) 50* ft, South of 178th Avenue KW- Elevation •897.82 ft. 2. PRELIMINARY GRADING PLAN
;ISTINC ZONING R-IE TOM*spite East foes of power pole.NW Ouodront of Fillmore Street and 3. PREUMINARY SITE & UT1UTY PLAN
tOPOSED ZONING R-1E
175th Avenue N.W.El*wtlon - 909.7.3 h. 4, PRELIMINARY LANDSCAPE PLAN
1UTIES AVAILABLE
SHEET TITLE OA7lER GOLD NUGGET PROJECT
PRELIMINARY PLAT 8857 ZEALAND AVENUE NORTH KLIEVER LAKE FIELDS SET 1 DF 4 SHEETS
BROOKLYN PART, MINNESOTA 55445
1018 200376Prp.dwq