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MEMORANDUM
TO: The Planning Commission
FROM: Stephen Wensman, Planner
77
DATE: March 28, 2000
SUBJECT: Request by Patrick Gagnon for Preliminary Plat
Approval of Norwood Addition, Public Hearing
Case No. P 00-4
Request
Patrick Gagnon is requesting preliminary plat approval of Norwood Addition,
a 4 lot per 40-acre subdivision in the Al zoning district.
• Location
General description: County Road 33, across from the Pheasant Run
subdivision. Legal description: The SE 1/4 Of The NW 1/ Of Section 13,
Township 33, Range 26, Elk River.
Zoning/Land Use
Al (Agricultural Conservation) / LR (Low Density Residential)
Attachments
• Location Map
• Preliminary Plat
• City Engineer Memorandum
• Sherburne Highway Engineer Memorandum
Overview
The applicant is requesting preliminary plat to subdivide a 39.95-acre lot into
4 lots of varying lot size. The smallest lot will be 8.76 and the largest one
• 10.40 acres. In the Al zoning district, the minimum lot size is 10 acres
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 00-4
March 28,2000
Page 2
• unless the 4-lot per 40-acre residential clustering is used. Typically
subdivisions of 4 lots or less are subdivided by administrative subdivision,
however cluster subdivisions require preliminary and final plat approval.
With the 4 lots per 40-acre rules, lot area can vary as long as the sum total
lot area equals 40 acres. Staff policy is to interpret any acreage between 39
and 40 acres as a 40-acre parcel since few landowners actually own a true 40.
Staff has interpreted the 39.95 acres as a 40-acre parcel.
Existing Conditions
On site is an existing farm with fields along the County Road and the Trott
Brook crossing the rear of the site. The area around the Trott Brook is
relatively low and on site are several small wetlands. The most buildable
land is located on the front half of the proposed lots. The existing home is on
proposed Lot 2 and a pole barn is on proposed Lot 1.
Sherburne County Right-of-Way
The County regulates the amount of right-of-way needed and access points
along County Roads. Presently, the property runs to the centerline of County
Road 33 with an easement over it for the Roadway. The County has
requested that 50 feet of right-of-way be granted from the centerline of
•
County Road 33. The County has also is requiring a shared driveway for
Lots 3 and 4. Lots 1 and 2 will have individual driveways.
A cross access easement will be required and need to be recorded with the
plat for the shared access on Lots 3 and 4.
Drainage and Utility Easements
A portion of the property is within the shoreland of the Trott Brook and falls
under the rules of the Shoreland Ordinance. The setback for structures from
the Trott Brook is 100 feet. The drainage and utility easements should
encompass this area. Furthermore, there are several low areas on the site
that are shown to have drainage and utility easements on them.
Staff also recommends that the area north of the Trott Brook have a drainage
and utility easement over it as it appears to be low area and in general is
relatively unusable for building purposes.
•
\\elkriver\sys\shrdoc\planning\stevewen\pcm mo\p004.doc
Memo to the Planning Commission/P 00-4
March 28,2000
Page 3
• Septic System and Well
There appears to be adequate lot area near the County Road for septic
systems and wells. Primary and secondary septic systems are indicated on
the plat.
Existing Barn
City Ordinance does not allow accessory buildings prior to having a principle
structure. Staff is willing to allow the existing barn to remain as requested
by the applicant, as long as an escrow account is provided to cover the cost of
removal. Staff recommends allowing the barn to remain without a principal
structure for a two-year period. If a home is not built by April 17, 2002, the
City reserves the right to remove the structure utilizing the escrow account.
Recommendation
Staff recommends the Planning Commission recommend approval of the 4 lot
preliminary plat of Norwood Addition with the following conditions:
1. THAT TWO ACCESS PERMITS BE OBTAINED FROM SHERBURNE COUNTY
FOR THE 2 NEW DRIVEWAY ACCESSES ONTO COUNTY ROAD 33.
• 2. THAT LOTS 3&4 HAVE A SHARED DRIVEWAY AND THAT A CROSS ACCESS
EASEMENT BE RECORDED WITH THE PLAT FOR THE SHARED DRIVEWAY.
3. A DEVELOPERS AGREEMENT BE PREPARED OUTLINING THE TERMS AND
CONDITIONS OF THE PLAT APPROVAL.
4. THAT THE CITY ENGINEER'S COMMENTS ON THE MEMO DATED MARCH
17, 2000 BE INCORPORATED INTO THE PRELIMINARY PLAT.
5. SURFACE WATER MANAGEMENT FEE BE PAID IN THE AMOUNT
REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT PRIOR TO
RELEASING THE PLAT FOR RECORDING WITH SHERBURNE COUNTY.
6. PARK DEDICATION FEE AND TRAIL 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. THAT AN ESCROW ACCOUNT FOR $2000.00 BE PROVIDED TO COVER THE
COST OF REMOVAL OF THE BARN IF IT IS NOT REMOVED BY APRIL 17,
2002. THE ESCROW CAN BE RELEASED ONCE A HOUSE IS BUILT.
8. THAT DRAINAGE AND UTILITY EASEMENTS BE PROVIDED FROM THE 100
FEET SETBACK FROM THE TROTT BROOK TO THE REAR OF THE
PROPERTY.
III
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` . . MAP
City of
Elk r
Rive
13065 Orono Parkway •P.O. Box 490 CASE: P 00-4
Elk River,MN 55330
-4%-441
, �
= Howarc R. Green Company
CONSULTING ENGINEERS
March 17, 2000
File: 809710J-0240
Mr. Steve Wensman
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: NORWOOD ADDITION
Dear Mr, Wensman:
As requested, we have reviewed the preliminary plat for the Norwood Addition. The plat was
prepared by Hy-Land Surveying, P,A., and had a revision date of March 15, 2000. Based upon
our review and comments received at the staff review meeting, we would offer the following
comments:
• 1. The plat is located along the north side of County Road 33 and consists of subdividing
approximately 40 acres into four lots.
2. Lot 2 contains the existing house and garage. The other three lots show proposed building
pads 100 feet square, and septic area with an alternate site of 3,200 square •`eet each.
They also show existing topography around the house pad and the septic area. The
existing topography generally shows the sites to be 15 to 25 feet above the bottom of Trott
Brook which runs across the northern portion of all four lots.
3. The 100-foot setback from Trott Brook is now accurately shown on the preliminary plat:
however, Michele's letter of March 8th to the developer asked for this 100-foot setback to be
provided in a drainage and utility easement. This has not been done, The drainage and
utility easement is still only 50 feet centered on Trott Brook.
4, The preliminary plat has been sent to Sherburne County for their review and comments. As
of today's date, no comments have been received. However, it would not be unexpected to
see Sherburne County comment about shared driveways for the lots.
If you have any questions, please call.
Sincerely,
Howard R. Green Company
a'elW c.
• Terry J. aurer, P.E.
TJM:tw
O:tPROJ1809710j102401Itr 3-17-00 Wensman.doc
1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll frne RRR/1RR-.4 O
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Sherburne County .■■i T.S.
PUBLIC WORKS DEPARTMENT Ed,.
425 Jackson Avenue
Elk River, MN 55330
(612) 241-7000 .800-594-5208
FAX(612) 441-2264
March 17, 2000
Stephen J. Wensman
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: Norwood Addition Plat
•
Dear Mr. Wensman:
After reviewing the proposed preliminary plat, we will require the following:
1) 50' of ROW dedicated to the County.
2) Lot 1 will keep the existing access.
3) Lot 2 will have it's own access.
4) A shared access on lots 3&4 is required with the removal of existing shared
portion (access with Dare) on the east property line.
5) 2 access permits.
6) Mr. Dare has some concern about his (lot4) property line
If you have any questions or concerns please call me at (612)241-7031.
Sincerely,
4GCS
./k
Mark LeBrun
Project Engineer
•
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SUf?VEYOR'S C•E8TIFIC•AT'IO JOB r\L'AIBER:
HY—LAND SURVEYING. P.A. e„ certify Inas this w, e« LEGAL DESCRIPTION:
LAND SURVEYORS m y ey.am oedured o>m and 18,957
y deed wperds�un.and that l a duly RegrstuM land
Surveyor under the Ides 01 the Stole 01 Mlnnesol0.
8700 JEFFERSON HIGHWAY Surveyed by us this 2nd day of Jonu«y.2000 0 - Denotes Iron Monument
'�" �` `s novo/ FIELD BOOK NUMBER:
OSSEO, MINNESOTA 55369 �y r l
Signed, -'E' _.;:>:,:e-t — DRAWN BY: WA
PHONE: 193-5761 FAX: -193-5781 M11ton E. Hyland Minn.(Rey No 20262/ 245-28