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MEMORANDUM
TO: Planning Commission
fir-
FROM: Michele McPherson, Director of Planning
DATE: April 21, 2000
SUBJECT: Case Number: P 00-6
Request for Preliminary Plat Approval,
Rolling Hills; Public Hearing
Request
The applicant, Rod Dragsten, requests preliminary plat approval for a 30 lot cluster
subdivision on 113.6 acres.
Location
22638 Jarvis Street NW (NE % of the NW 1/4 together with the South Half of the NE % of
III Section 1, Township 33, Range 26)
Zoning/Land Use
Al (Agricultural Conservation)/A (Agriculture)
Attachments
• Location Map
• Preliminary Plat
• Preliminary Grading Plan
• Utility Plan
• Minutes of the March 8, 2000 Park and Recreation Commission Meeting
Overview
The proposed subdivision is comprised of 30 single-family lots and three outlots. The
lots are adjacent to a central ring road and cul-de-sac. One road is proposed from
Jarvis Street. A connection is proposed from the ring road to the north property line to
provide access to a future subdivision should the property to the north develop. The
outlots will be dedicated as open space. Trails and a gazebo are also proposed.
Ill
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/P00-6
April 21,2000
Page 2
Adjacent land uses include sod farms to the west, residential farmsteads and vacant
• land to the north and south, and residential homes to the east (Burns Township).
Analysis
Exisiting Conditions
The property is composed of three forty-acre quarter-quarter sections; one offset from
the other two. Located on the property are a single-family farmhouse and numerous
outbuildings.
The topography of the site is rolling, wooded, with wetlands and open meadows. The
center of the eighty acres is wooded and dry, with a series of ridges where the road is
proposed to be located. Areas along the south and west sides of the eighty are
seasonally wet, with the south area more wet. The third forty is half high/dry and half
wet. The west half of the third forty is in sod production.
Proposed Subdivision
The proposed 30-lot subdivision will be located on the 80 acres. The third forty will be
set aside as permanent open space. In addition to the set aside, 28.36 acres will also
be set aside from the 80 acres (Outlots A & B). The community septic system will be
located near the intersection of Jarvis and 226th Avenue on Outlot B.
III Density
In the Al District, base density is calculated by dividing the Eligible acres (Total area
minus existing road right of way) by 10 and multiplying by 2.15:
112.61/10=11.26x2.15=24.21 (24 lots)
The applicant in intending to increase the density by
• Creating an endowment for the land trust or homeowner's association for the
maintenance of the conservation easement
• Increasing the preserved open space to 60%
• Reusing a structure from the existing farmstead
• Creating an architectural theme
Each of the above items increases the density by 5%. This increases the density to 29
lots. A fifth item, allowing access by the general public to trails and recreational
facilities, is available to increase the density an additional 5% to 30 lots. It is unclear
from the application if it is the applicant's intent to allow this. If not, the subdivision
should be reduced by one lot.
Lot Layout
• The 29 new lots of the subdivision are proposed to be located outside and within a ring
road and on either side of a 700-foot (approximate) cul-de-sac (226th Circle). The 30th
Memo to the Planning Commission/P00-6
April 21,2000
Page 3
lot (4.28 acres) will be adjacent to Jarvis Street and has been created for the existing
•
home. There is 413 feet from Jarvis Street to the first lot (Lot 1, Block 1) on the south
side of 226th Avenue.
The lots range in area from .81 to 1.71 acres. The largest lot, 4.28 acres is for the
existing home. Lot widths range from 84 to 421 feet. The average density is one unit
for each 3.75 acres.
Outlot A is located on the north side of 226th Avenue and currently shows a barn, pole
shed, and another structure. The applicant has indicated an interest in refurbishing the
barn for use by the Association for the storage of equipment.
Outlot B wraps around the lots on the south, west, and north sides of the plat. The
vegetation on Outlot be can be characterized as grassy, with a seasonally high water
table. There is a wooded area along the north property line that is at a higher elevation.
Outlot C is the 40-acre set aside northwest of the 80. The topography of this area is flat
to the west (sod production area) and higher with rolling topography. A gazebo is
planned for the knoll on this parcel.
Access
Roads
IIIOne road, 226th Avenue is proposed from Jarvis Street. This will be a ring road, looping
back on itself. A 700-foot cul-de-sac (226th Circle) will extend to the west from 226th
Avenue. A short road extension (Cleveland Street) is proposed to the north property
line that will provide a connection should the property to the north develop. It is
anticipated that this extension would connect back to Jarvis Street through the property
to the north.
The roads will be paved rural sections that would be paved immediately including
Cleveland Street. Adequate right of way, which meets the City's requirements, is being
dedicated as part of the plat. Since publication of the public hearing notice, staff has
received a number of calls regarding the paving of Jarvis Street, which is not paved in
this area. Several years ago, the City was interested in paving Jarvis Street, however,
Burns Township was not interested in participating in the project. Typically, on road
projects that are on City boundaries, costs are shared equally by properties in both
jurisdictions. A funding mechanism for payment of this project will need to be
determined.
Trails
Pedestrian trails are being proposed to provide access and connection to the gazebo
on the separate 40-acre parcel. The trails are connected to 226th Avenue at three
points: two on the south side and one from the extension piece to the north. One of
• the southerly connections is located in a 50 foot trail corridor between Lot 5, Block 1,
and Lot 1, Block 2. As the area along the south side of the plat is seasonally wet, this
Memo to the Planning Commission/P00-6
April 21,2000
Page 4
trail is proposed to be a mown trail, with no pavement or chips. The path near the north
Illproperty line is located on higher ground and could be either a limestone or woodchip
trail.
It is not clear if these trails would be open to the general public. There are no other
public recreational facilities located in this area at this time to connect these trails to. If,
in the future such facilities are developed, the trails may serve some public benefit.
Grading and Drainage
Terry Maurer, Howard R. Green, is reviewing the grading plan and his memo will be
provided at the meeting. In general, however, minimal grading relating to the road is
proposed. By maintaining a minimal grading area, the proposed tree loss is kept to a
minimum. Some fill is proposed as part of the construction of the cul-de-sac. It is
unclear as to whether this area is a wetland. If this is a designated wetland, approval to
fill this area must be granted by the Technical Evaluation Panel.
Six sedimentation ponds are proposed, four between homes and straddling lot lines,
the fifth and sixth in Outlot B. These sedimentation ponds will treat stormwater runoff
from the street. These are accessible to Public Works for maintenance purposes.
There is very minimal stormwater pipe proposed in this project, most of the stormwater
will flow over the surface of the road. Drainage and utility easements need to be
granted along property lines, over sedimentation ponds, and over delineated wetlands.
IIII At the April 11, 2000 Planning Commission workshop, the applicant indicated that the
house locations had been identified. The house locations were identified to be
sensitive to the original topography and to minimize tree loss due to excessive grading.
Typically, this type of development would not require a development plan due to the
size of the lots. However, in order to implement the applicant's intent, some type of
limited development plan or controls should be developed to ensure that the homes are
built within the area identified by the applicant.
Utilities
The subdivision will be served by a community septic system and individual wells.
Each home will have its own septic tank. The amount of septic flow will not trigger a
MPCA permit; staff will review and approve the septic design and issue a permit. The
primary and secondary septic sites will need to be fenced to protect them during
construction.
The utility plan shows the individual septic tanks located immediately adjacent to the
public right of way. Staff recommends that these be located some distance away from
the right of way to allow adequate room for service and replacement of these tanks that
would not impact the street.
Ill
Memo to the Planning Commission/P00-6
April 21,2000
Page 5
Landscaping
•
A landscape plan was not submitted with this packet. The subdivision ordinance
requires one yard tree and one street tree for each lot. The applicant has also
discussed planting trees in a pattern similar to a windbreak along the property lines of
the first lots off of Jarvis Street to provide additional screening. A landscape plan will
need to be submitted for staff approval prior to final plat approval.
Tree Preservation
As discussed earlier, impact to trees on the site will be minimal due to the proposed
limits of grading. Trees at the limits of grading should be fenced at the drip line to
prevent encroachment by equipment, debris, etc.
Park Dedication
The Park and Recreation Commission reviewed this subdivision at its March 8, 2000
meeting and recommended that cash dedication be accepted. The fee will be based on
the density allowed under the zoning district (11 lots). The Master Park Plan has an
area-wide park identified in this area of the City. The Commission also recommended
that an easement be obtained to allow public trail access to the 40-acre set aside for
the future should a regional park be developed in this area. The easement would only
be used if a regional recreational facility were developed adjacent to the 40-acre Outlot
C.
. Architectural Theme
The applicant is still working on an architectural theme. At the Planning Commission
workshop, the applicant discussed white fencing along Jarvis Street and 226th Avenue,
natural building materials for home fronts, and street lights on each property (operated
by a photo cell).
Conservation Easement/Homeowner's Association
The cluster ordinance requires that the open space be placed in a conservation
easement. A land trust or the homeowner's association may hold this easement. A
homeowner's association will be required to maintain the community septic system.
The applicant has not identified who will hold the easement.
Recommendation
The applicant needs to further explain the use of density bonuses to achieve the 30 lots
proposed. Staff recommends that the Planning Commission recommend approval of
the request for preliminary plat approval of Rolling Hills with the following conditions:
1. That a developers agreement be prepared outlining the terms and
conditions of the plat approval and installation of improvements to be
recorded with the final plat.
•
Memo to the Planning Commission/P00-6
April 21,2000
Page 6
2. That all comments of the City Engineer be incorporated into the
•
preliminary plat.
3. That a homeowner's association document be prepared subject to the
City Attorney review and approval prior to final plat.
4. That streetlights be installed as required by Elk River Utilities.
5. That a letter of credit be provided to the City in the amount of 100% of
the public improvements.
6. That park dedication be paid at the rate required by the City for 11 lots
prior to releasing the plat for recording.
7. That an access easement be granted to the City over the 40-acre set
aside for trail access should a regional recreational facility be created
on an adjacent parcel.
8. That 68.36 acres of land be placed in a conservation easement to be
held either by the homeowner's association or a qualified land trust.
9. That 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.
10. That a surface water management fee in the amount required by the City
be paid prior to releasing the plat for recording.
11. That the Cleveland Street extension be paved to the north property line.
12. That a grading and erosion control plan and limited development plan
be submitted and approved by the City Engineer prior to the issuance of
building permits.
13. That a sealcoat fee in the amount determined by the City be paid prior
releasing the plat for recording.
14. That a landscape plan be submitted that shows one street and one yard
tree per lot and additional plantings along the property lines of Lot 1,
Block 1, and Lot 7, Block 3.
15. That all mailboxes in the development be clustered.
• 16. That any trees on or off site, near the limit of grading that are to be
protected shall be fenced with a snow fence at the dripline to prevent
Memo to the Planning Commission/P00-6
April 21,2000
Page 7
grading, compaction or storage of debris and equipment prior to
0 commencement of grading.
17. That the primary and secondary septic sites be protected with snow
fence to prevent grading, compaction or storage of debris and
equipment prior to commencement of grading.
18. That an endowment to the conservation easement holder be provided
where the principle would generate sufficient annual interest to cover
the holder's yearly costs to enforce the conditions of the easement.
•
•
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City of , MAP
• E1k Ri erv ,
13065 Orono Parkway •P.O. Box 490 CASE: P 00-6
Elk River, MN 55330
35f. . X: PRELIMINARY PLAT
g h' Drainage and Utility Easements are ZONING: A-I
et
VA 36 shown thus: I I OWNER: 2263nnis 8 uor es on St. N
I I CURRENT LAND USE: Farm site
Elk River,Mn. 553;
1' .m.w, (612)441-2690
� . _I,J-5 MINIMUMS: Lot Size: IL000 O.
,! S-r I— Width: 80'Comer lots 100' DEVELOPER: Dragster PropeRiel
�L I I Depth 130' P.O. Box 312
• f 101---J L_-_-110 __ TOTAL AREA: 113.6 Acres,more or less. Nonticdlo.Mn.553
(612)271-3310
Q zzlxs s.sv I
I OPEN SPACE: 68.36 Acres more or less
G N
a • PROPOSED ROAD RIGHT OF WAY: 5.55 Acres more or less J FGAL DESCRIPTIOIy
Pi 11 I men xe. A Being 10 feet in width and adjoining NE 1/4 of the NW 1/4, toge
..i' I 12 ' 1 right of-way lines, also being 5 feet EXISTING ROAD RIGHT OF WAY: 0.99 Acres more or less of the NE 1/4 of Section I,
in width and adjoining lot lines, unless DAN REGULATED WETLANDS: 0 Acres City of Elk River, Sherburne
so tows otherwise indicated, as Shown on the plat.
Sec I.Tan.33.Wig.26 — Denotes building setback lines: BENCHMARK: Double spike in
VICINITY NM 30' front yard west side Jarvis
la' side yard Township 33 Rc
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ROLLING HILLS City of Elk River
Sherburne County, MN
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55
m ROLLING HILLS DATE: 2/18/00 N� DATE DESCRIPTION
p BOGART, PEDERSON DESIGN BY: DDP.PG
Z CITY OF ELK RIVER, MN �;��& ASSOCIATES, INC.
._.:_..,.-� ��, o e,K. DRAWN BY: PG
DRAGSTEN PROPERTIES "` CHECKED BY: DDP
LAND SURVEYING
IL ENGINEERING DWG FILE: PRELUTIL
/Z1 �I/ MAPPING
V 13076 FIRST 511¢21,BECIQR,UN 55.706-9322 Signed: FILE NO.: 100024,0
UTILITY PLAN 7� 763-261-2900 FATE 763-261.2902 Dote: Peg. No.16095
Park&Recreation Commission Minutes
March 8,2000
Page 3
• COMMISSIONER WESTRUM MOVED TO RECOMMEND PARK DEDICATION BE
ACCEPTED IN THE FORM OF CASH FOR THE TWIN LAKE TOWNHOMES DEVELOPMENT.
COMMISSIONER REITSMA SECONDED THE MOTION. THE MOTION CARRIED 5-0.
COMMISSIONER WESTRUM MOVED TO RECOMMEND THAT STAFF WORK WITH THE
PROPERTY OWNER/DEVELOPER OF THE 40 SITE LOCATED NORTH OF THE TWIN LAKES
TOWNHOME SITE, TO OBTAIN AN EASEMENT TO CONSTRUCT A TRAIL CONNECTION
ACROSS THE PROPERTY, AND,THAT THE 6TH STREET CUL-DE-SAC BE LEFT AS GREEN
SPACE FOR NOW AND A TRAIL SEGMENT BE ADDED WHEN THE TYLER STREET ROAD
PROJECT IS CONSTRUCTED. COMMISSIONER REITSMA SECONDED THE MOTON. THE
MOTION CARRIED 5-0.
9.B.2. Whitetail Ridge
Ms. McPherson explained that Whitetail Ridge is a 40-acre, 18-lot cluster
development located north and east of Preserve Estates. Approximately 20 acres
will be preserved as open space, which will be contiguous with the open space
of Preserve Estates, and will be maintained by a homeowner's association.
Although the Master Park and Trail Plan indicates a need _Jr an area wide park in
this area, this development does not have adequate land area. Staff
recommends park dedication in the form of cash.
COMMISSIONER WESTRUM MOVED TO RECOMMEND PARK DEDICATION FOR THE
WHITETAIL RIDGE PLAT BE ACCEPTED IN THE FORM OF CASH. COMMISSIONER
DANA ANDERSON SECONDED THE MOTION. THE MOTION CARRIED 5-0.
9.B.3. Rolling Hills
Rolling Hills is a 113-acre, 30-lot cluster development located west of Jarvis Street
in the far northeast corner of the city. Approximately 68 acres will be preserved
as perry: .Hent open space, 40 acres in an undeveloped, land-locked quarter-
quarter section. Staff recommends a cash park dedication be accepted.
The Commission discussed whether or not the open space had any value to the
city as park land. It was the consensus of the Commissioners to attempt to obtain
access rights to the 40-acre open space.
COMMISSIONER REITSMA MOVED TO RECOMMEND ACCEPTANCE OF CASH FOR
THE ROLLING HILLS SUBDIVISION IN ORDER TO MEET PARK DEDICATION
REQUIREMENTS, AND TO NEGOTIATE FOR PUBLIC ACCESS RIGHTS OVER THE 40-
ACRE OPEN SPACE. COMMISSIONER DANA ANDERSON SECONDED THE MOTION.
THE MOTION CARRIED 5-0.
9.C.1. Master Park Plan Review
Steve Wensman reviewed existing features and proposed improvements for the
following parks as listed in the staff report to the Commission, with priority rating as
shown:
•
a. Orono Park/Ballfield Complex, City Hall Park- Additional improvements
• proposed included: