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Item 5.2 • Item #5.2. MEMORANDUM TO: Planning Commission FROM: Chris Leeseberg, Planner CL DATE: September 25, 2001 '"� SUBJECT: Case No. P 01-18 Request by Pete Rohlf for Preliminary Plat —Whipple Hill Request The Commission is asked to consider a single-family residential preliminary plat of Whipple Hill (8 Lots). 111 Location SW corner of County Road 35 & Pascal Street Zoning/Land Use R1b (Single Family Residential) / MR (Medium Density Residential) Attachments • Location map • Memo from the City Engineer • Memo from Sherburne County • Preliminary plat • Preliminary grading plan • Preliminary landscape plan Overview The subject property(10.35 acres)is located at the southwest corner of the intersection of County Road 35 and Pascal Street. The property is currently vacant,mostly open,and gently sloping from north to south. The applicant is proposing a subdivision of eight lots to be subdivided under the non-sewered Rlb Single Family zoning district regulations. The area • S:\PLANNING\Chris L\Prelim P1at\P01-18.DOC directly across County Road 35 to the north is zoned Rla(Single Family Residential,21 • acre minimum lot area). The property is within the Urban Service District yet services to this property are not expected in the near future. Analysis Layout The proposed development will include 8 single-family residential lots on a cul-de-sac off of Pascal Street. All of the lots meet the 1-acre minimum lot size. The minimum 160-foot lot width is met by Lots 1,2,7&8,block 1. Lots 3,4,5 &6; located adjacent to the cul-de-sac range in width from 80 to 142 feet. If the lots were sewered,the minimum lot width would have been 80 feet. Section 1008.14.5.B state: "lots shall have the required minimum width of the street right of way line and the building setback line except for those lots for which the side lots are not parallel." In the instance of cul-de-sac lots,the side lots are not parallel. At the setback line,Lot 3 has a width of 170 feet. Lots 4,5, &6 meet the 160'requirement approximately 120 to 130 feet from the front property line. • Streets Pascal will be paved,by Mr.Rohlf,from County Road 35 to the intersection of the Whipple Hill development. The circulation into the development will be a 500-foot long street with a cul-de-sac. The applicant is proposing a 32-foot wide roadway and a 60-foot right-of-way, which meets the city's requirements. Grading, Drainage, Utilities and Erosion Control The City Engineer has reviewed the grading and drainage plan. Issues relating grading, drainage, utilities and erosion control can be found in his attached memo. Parks and Trails The Park and Recreation Commission recommended that park dedication be paid in cash in lieu of any land dedication as the subject property is in close proximity to an area wide community park. The proposed right-of-way between the subject property and County Road 35 appears to have an adequate amount of space to provide a paved trail in the future. 0 • Landscaping The proposed landscape plan meets the city's requirements. They applicant is also providing about a 4 foot high berm along the north side of the project parallel to County Road 35. Recommendation Staff recommends the Planning Commission recommend approval of the preliminary plat of Whipple Hill with the following conditions: 1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 2. ALL COMMENTS OF SHERBURNE COUNTY SHALL BE ADDRESSED. 3. THERE WILL BE NO ACCESS FROM LOT 1 TO PASCAL STREET. 4. THERE WILL BE NO ACCESS FROM ANY LOT TO COUNTY ROAD 35 5. THE DEVELOPER SHALL ENTER INTO A DEVELOPER'S AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE • DEVELOPMENT. 6. THAT THE MAILBOXES SHALL BE CLUSTERED. 7. A SEALCOAT FEE IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 8. AN ENGINEERING ESCROW IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 9. PARK DEDICATION FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 10. STORM WATER MANAGEMENT FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 11. THE DEVELOPER SHALL PROVIDE AT LETTER OF CREDIT FOR 100% OF THE COST OF THE IMPROVEMENTS. 12. A WARRANTY BOND SHALL BE PROVIDED AFTER THE IMPROVEMENTS ARE ACCEPTED BY THE CITY AND SHALL BE • HELD FOR ONE YEAR. ' I I11 --.---- 5111 \„\----,--4- a �RiH dnaEAT E ,,T 0' ' o CO%P.j• 1r i .1 I I\10 Ilk ir, �d ii*I ti ..vdr li;, • A 1 , --..., ISN:110," q CITY ma As OM al L. r—� PARK OY10Tf intJLita) iii . `,Cao c *4., laillibliii.- .....", i � M ii ..imeatm rim4. /i1J -411.112 MIA ' Wa - . „...„ .iviii alp NO.as Alt"' "MIMI WM%I I MM. 3(11 ! I .... ''.. .. LIT glpm,...a _.. 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I.1 wi . ) ./.-E-T. \-1*, ( N Location Map !tyof Elk Case Number: P 01 -18 River • moi Howard R. Green Com3an y August 31, 2001 File: 815570J-0240 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway Elk River, MN 55330-0490 RE: WHIPPLE HILL ADDITION Dear Ms. McPherson: As requested, we have reviewed the submittal package for the Whipple Hill Addition. The submittal package was prepared by John Oliver & Associates, and contained a preliminary plat, preliminary grading plan, and preliminary landscape plan. As you are aware, this is a single family plat of approximately 10 acres located just south of CSAH 35 and just west of Pascal Street. Based on our review and comments received at the staff review meeting, we would offer the following comments: • A. Preliminary Plat • The zoning of the property is R1 b, which requires a minimum lot size of 1 acre with 160 feet of frontage. All eight lots in the proposed plat meet the minimum size. However, Lots 4, 5, and 6 do not meet the minimum frontage. The plat layout needs to be revised to bring all lots into conformance with the minimum size and frontage required. • Limited access should be shown across the entire frontage of the plat with CSAH 35. The southwest corner of Lot 2 should be curved as the road enters into the cul-de-sac rather than the square corner shown. B. Preliminary Grading Plan The preliminary grading plan shows grading in the street right-of-way and the drainage pond, but has no grading shown on the lots themselves. This leads to a situation where Lots 1 and 2 have driveways exceeding 10%, and Lots 6, 7, and 8 have building pads that are below the street grade. We would suggest that additional grading is necessary to lower the house pad elevations on Lots 1 and 2, while raising Lots 6, 7, and 8 so they are above the street grade. ▪ No storm drainage calculations have been provided. These will need to be submitted, reviewed, and approved prior to final approval. • Ltr-083101-McPherson.doc 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Ms. Michele McPherson • August 31, 2001 Page Two t The storm sewer shown on the preliminary grading plan is different than the storm sewer shown on the preliminary landscape plan. We believe that the preliminary grading plan is correct. Therefore, the preliminary landscape plan should be revised to reflect the correct storm sewer alignment. r Since the entire site is void of trees, additional grading should be shown where necessary to ensure that drainage from one lot to the other follows the drainage and utility easements around the perimeter of the lots. The preliminary grading plan does reflect a two-foot high berm along the frontage with CSAH 35. C. Miscellaneous i> Pascal Street is currently a gravel roadway. We would recommend that as a condition of the plat, the developer pave Pascal Street approximately 325 feet from CSAH 35 to the intersection of the entrance to the plat. • If you have any questions regarding any of these comments, please call. Sincerely, Howard R. GreenCompany y Terry J. Maurer, P.E. • Howarc R. Green Company Ltr-083101-McPherson.doc CONSULTING ENGINEERS 2001 Apr Sherburne County �Jim+'..' • mmo it+w1 PUBLIC WORKS DEPARTMENT ,r:t �� ■■mu.Nuuum.k Rhonda F. Lewis, P.E. August 30, 2001 425 Jackson Avenue Elk River, MN 55330 (763)241-7030.800-594-5208 City of Elk River Attn: Michele McPherson 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: Whipple Hill Dear Ms. McPherson; We have reviewed the plat of Whipple Hills that borders County Highway 35 and accept it as drawn. Sherburne County will not allow any direct access to CH 35. We also require 50' of . right of way be granted in fee title along the highway frontage of CH 35. Sincerely, eezo,t.„‘„.1 Richard D. Corbin Sherburne County Public Works • 0 • — - I w -- _ I --- — ! _ BURLI i _ ! _GTOIU NQR HERS — — _ — _ — _••• momene _ _ __ 918 -_ _ ! — &SANTA FB R —_- - - - - _ _ -- _ AIL 3----1----- — SCALE IN FEET _ - `.�_ 02414 Th .- ! ! _ W� t_ ._"��_.� 914 • --_____ • 6c Z _� :. • _ �,�� -. - --- 1 �1• - --- - a --_,_-_-- gra -__L_______--------_-----____ _______________M -, m a o For the purposes of this plot, the South Line of - ! _ N ~ Z CO C the Northeast Quarter of the Southeast Quarter, r-36----\ r___ N82°21,4%,11W (LIMITED �� . — _ o a Sec 30, Twp 33, Rng 26 is assumed to bear \ \ __ ES - --- — — South 89'32'14" East 1----•• \ S� —�" — �� 1 — — _ m DOUGLAS &LORI JOHNSON I \\ \�• \ -__---- __ 6 �� m w C \\• 98.9. — Z Y \ \ ---- -—'l 914 �- - a 3 v I \ - - — •�^� �- _ �_ r -, a w 0 X 1. g c- �\ \. _ O Denotes 1/2 inch x 14 inch iron pipe set •\ \\ i I _ ___ `--- PED ----s---_ — u y; with o plastic cop marked R L S 21729 I \\ \‘, ------1I I — v o \\ \\\g II II x9154 I II ---- /4 1.�` I o - - - - Es g c •Denotes iron monument found — I x 912 6 �'i�\\�. II I�i i. II II I\ / N�o� �`--°4-1-----___________„ •\\\\%-- 43,560 SF !i 1I Ii iI i / CD LI /' I3 \.\ II II II II :-,.y�o0 Drainage and Ut11rty Easements are shown Cp \\ \` 1 1% I I I /(thus uo \ II jl Ii / 7 yga, I I o x9112 \•\\\\\ - 1 �� jl lj 4 I � -6V= -4-I5 JEANNE M TOVSEN '° I X 911-4 \` sj \•\ -�\ - %I I 1 1 I. 9 .i,-,..„. .,01..,c,, \\ \. `E 11 1 43,560`SF j I 1 1 ii " ' PP E I I o 43,560 SF �..�„..,, y`\`\/'/ \ , \\_ i I!,\, d o v"°°,c ° 19_[- - J - - J10 3 I `�, w� \I ( x9133 ji Ij A h c_`o�'o=5 rn i _ 1 ,.. \,_ ., I \.„ afo0' 1 (\ I I 9l2 43,-853 SF Being 10 feet in width, unless otherwise — L -__-__------------� N `_ _ "'�,• % i-1- ' �, indicated, adjoining right-of-way fines, L __ I I 11 1 \ I gce and being 5 feet rn width, unless other- - '` \ /' 1_,::1 Nwise 1ndlcoted, adjoining lot lines as 'in rr 231 1 - \`.•�) 1 9 0I/ � m a t shown on the plat l0 20 j �` \\ \ `91-- r '�' I J 4.1 n y `y ooi ZONING Rlb I./ \I \ ,�// /N.,.... --- L\ �------'-- --'_ J li �— c0 ok ok L ` // \�I Q L hr 1t2 x9110 N J ,% i Os: d� I \ ,/ / Sj ___ a i 1 KENNETH k JUANITA CO 2 " ,e,r u i BUILDING SET-BACKS ,•� 5 / 1 • �.rf a y ` + �, WAYNE & DEBRA W /• /,;� 1 /J `��'3,j ,/ �lj I K Front 35 Feet $CHREIB = j \� %/ // I I 9 4 _ f - 35 ^"r \_� LOCKWOOD Q ra et a Side 10 Feet LO 43,56O F /•/ /, &2`=_,I _ - - —f/ -- °_ 1 I Z �!f S -'o a y o Rear 25 Feet N 910 , / f I' \\ _ >;w I I ' / /�/ / I I \ ice/ �1 r m e ori 'll PO ii . _d \— / ` °' - y 'o W et 12891 Meadowvale Rood - p� /// /�' %�'I 1' >/ // �` p W I / - - -- 7Elk 638441, MN 5330 ..� I 908 II , , // / , 901 /6 - O 0�` I o • I ii/ /i j, I i // /i �� 351 I id i ,/;//'5 ,43,360 ii i 7 /�/ / - /J�\� i gpk / I j 560 SF /"/ /�i / .8� /';'//j / 1 1: 90° I / / // g04 1 11 '////(1,� 43,560 _ LAURA JEAN PETERSON i ,/�/ G'' / 1 I I // 98 / _ I, 8 / � t� I 20 j ,,91- II I i ,,/ /' .r ��� v �4/--- Q ..,:-// I / 0 1 1 I I// /�/ 896 /' e/ 20 -�' J J VICINITY MAP --- ��-- - - - � �L - - - - - - ��/ IL - - - - /.' — _ Sec 30,T.33,R 26i /' � I �„ 3 sSherburne County,Scale.Mmnesom - • �/' 263 /..37-- �p8� 301 i, - - - - - J > ct Q CL i2 Z s a o I ----- 7 Is5 -----� I -7 a J w 7 196th Ave NW iYYv`i_, S 6 / /J The •uth line of the W 1/4 of the 5E-1/4, Sec 30 / 090 I I w o W N W 1/4 N.E. 1/4 \\ X i F & K LAWATSCH / ��� I d Ra�rooa • SITE 1 • SUBJECT PROPERTY \\\\\\ 8 That part of the Northwest Quarter of the Southeast Quarter of Section 30, Township 33, Range 26, Sherburne County, 1 190 1 • A Minnesota, lying east of the East line of the west 629 50 feet. as measured of right angles, thereof, and lying South inr91s C Are qfy�—'� of the South line of the right-of-way of the Burlington Northern (formerly Great Northern) Railroad company y ��=190 1/2 ,• �' SHEET NO Y N S W u I/4 p Containing 10 35 acres, more or less I / u3' x ° B °• Subject to that port token for County Rood No 35 over and across the North 66 00 feet, as measured at right angles. OF 3 3 190th Ave nW a 'c 1.7 h Ave thereof Also subject to that port thereof taken for Pascal Street N W.. Also subject to easements of record / �A A' 091r;d Pm323R2/002-117idweD dN9,O11/I921 11:737 AM.71-IO1.1A3 • • V, o V 7. 0 1 1 r m 1 U �o I l r N I-171 v 9 o N SF: N v rn 0 _ jo �v n 0 � an .'o N O� N] a= . O c c o3 1n o 6 o 0 0 0 m •` R v H 0 0 "n - n `oo ° o0 1 I I I I I II I I I /1 ! I I I 1 X i 1 I1 I N ill I) \ \ \i. I \ i I I �7 r •iC.--- 7 1 I I / I II J Ji i I \`. I I I I////// / N„ .\ \,.. cy --1:1 1 -CD Ci) t ,/i z,/ ' I I IiI \` \\ / it:t/ \\ a I I e / ti ' i f i \ IP .-0,::' , , ,2 t. ,// // 4 ! i i . . I l 1.....„4 t • Dom `'\\; z�6 J1 L_91 '/;i I I ' y1 ti \a 12.rr s/ il 1.--.21 I ,\ I o \ 1111r \� O „ �\,vim/ ' , 1 )5k fq i } r---' -------- IC, 0, / to r* - — - J CS ;\ 1 ? U J� x w m t� I- 11 /) o 2. o T I f-----_,,_„--.. / � i II J0 , , A 4!„,:' I a � I 1,\ r til / to w 1 x 1 I • ici) I cn ! / i I -:”, ,„. 4/ / 4:1ti=x )' 1 �I dp i Oa i II co 1ly,i to 6 / oam I 115 ,.. \ / \ 0 411 •07 so 2/ , r) 7 eit i (.2. I p......, Ts' \\\� 11`c" \� o t0 • ,,,it i I I�?y te l'. I 'o p �1! \''Nz, to `61\ I N \ I ,9:,j) 11- , , A I „ ,(0 .0,.....„; cAu.a \ \ I, I �t \\ , i„ ,..,....:_____I, \ I 441 I \ k: - - '01111) } 1 41011111111MI— — --1 11, II I —\ A , Lf4. S : - ±$ \- m&kiig b �iy164 19A§ �o �ic ”- N aou / I C\ II ' I <o� � V' NN I ; l/1 i •4O 0COC11 tm g O � n N k p I I I II I I I 13 I 1 I I ., I II 1 I I 1 1 1 Il 1 1 1 i I I I her certifythat this Ian, REV x p DATE 8/24/01 DATE DESCRIPTION \INJ m John Oliver & Associates, Inc. by ?ne or report was prepared NO WHIFFLEHILL coat rvp...rl p,Land Surveying,tared Planning by a der my direct supervision BK/PG BK/PG: 580 Dodge and that I //a Licensed Professional o ELK RIVER, MN dq Avenue Engineer N laws of the State DRAWN BY TGL o Elk River, Minnesota 55330 of Minnesota`//�A/ CHECKED BY* JBK -n (612)441-2072 (FAX)441-5665 •V� - - PETE ROHLFi/A DWG 8085GRAD DWG 201 W. Traveler. Trust, Suite 200 C,1 Burnsville, Minnesota 55337 Signed TEXT NONE PRELIMINARY GRADING PLAN (612)894-3045 (FAX)894-3049 0__ ,,,,./9.-L4 FI I E NO ROR51f1-Oi GENERAL NOTES MATERIALS I. All overstory trees shall have a minimum caliper of 2.5 inches, .r z Balled & Burlap (B&B). )` z 2. All ornamental or understory trees shall have a minimum caliper a • of 1.5 inches, Balled & Burlap. 3. All coniferous trees shall have a minimum planting height of 5 feet. w Balled & Burlap. -- �x 0 4 Coniferous shrubbery shall be the following minimum sizes: _ - I a. Spreading - I gallon, potted j�j T b. Medium - 5 gallon, potted _ �- - 1J(J �T T c. Upright - 3.5 to 4 feet, Balled & Burlap - -� _ -��_ , [ ON J►r --- -- 5. Deciduous shrubbery shall be the following minimum sizes: � _ - _ - NOR jJ�/R/7��/T ; a. Dwarf - I gallon, potted o 50 - ------ --- � 1 1 & SANTA A jT — - b. Medium - 3 gallon, potted I I — 918 - -� _ _ Y 1 A c. Toll - 24 to 30 inches, potted -� ��' RAI j W n 6. All mulch used around planting beds should be rock unless shrubs 914 916 �— -- - �L"'_A Y being used in the bed produce new plants through the roots. . �� ' Flower beds are not required to have rock mulch. Professional - - -____ _ 1 �z HDPE edging shall be used around all planting beds and shrub �__ _ _1_ plantings �- - �_ -- --t 918 - _ �, 7. All open areas of site not occupied by building, parking, walkways, ------:---_ 1 -/q,ter___� -- 916 o o c or storage areas shall be sodded or seeded by others. - -• - _ (�(f -- 914 ---- (5 z Z c 8. All landscape material shall be guaranteed for a period of one • ]� 91+ -- �_�_� Y m ,in Z q year. This guarantee is to insure for proper installation and sub- r-__ �PP [l _ n.. CO a� 03 c sequent vigorous growth of the landscape element. �\��-- __-- c �� _ — a0 a 9. All landscape matenal shall be installed and maintained as per l---\\ \ ----__ __ �� - m Minnesota Nurseryman Association Standards, latest edition The '•\ \C_ __ __ -- - � . _ > landscape material shall be nursery quality stock ! \.\\�\\ ------____ - --____ �- - _ m c 10.Backfill for plant material shall consist of topsoil (free of lumps, j \\ \�\ -------- -- I _____- 91_ 4 w a 3 o F 2 twigs and rocks), peat moss and fertilizer applicable to species. \•\\<.\ --- ,I Imo- _ ----_--___ - if,i,, a Cm o x 33 x 4 II. Plant material shall be planted as per the planting details. \\ \•`, I 1, _ 12.If any plant species is unavailable or in the opinion of the nursery- j ..\\\\, \ 11 I j - • I o e P - c o 0 mon a substitution would be more applicable (due to sol type or '\\ \\ ,p 3 :I I. 1 r------___ i -1 ' 1°,4 o r location), the engineer and owner shall be contacted prior to „' — — j \\\\\ Q I I I I x 915.4 I, ,___J , °a V n acceptance of the substitution. \s,\\\\\ I I I' ADDITIONAL TREES MAY BE ! 1 v c1-13.1' ° 13.Spacing between plant material shall be industry standard. Plants I x 912.6 \,\ \., 1 1 PLACED ON TOP OF PROPOSED I I' I I - o a,a are shown at approximate full growth diameter. \•\\ , l' I j BERM '1 I' f ' �� a o.. `o 14.Tree wrap - All "Thin Skinned" and ornamental trees shall be \\ \\ ' I; j 1 I 1 I I I m a u N j\ wrapped in accordance with MNLA Standards. I \ V\ �' 1 1 I I, / r v o \ ' \�\\\\ 11 I' 11 I I o vex a x 911.2 ! \,\ \'•\ _ ;' I I' / j I _c`E v x9114 \ slz \\\\�` i'- ,I �I !I 1� 9�� wv� j \\ \�' �I II \ -- jI I/ 1 11)7.--.11-1A1 1 HPP Al uoN LANDSCAPE LEGEND > ;_\\Ilk. — � i �( �---------"!I I! ;, r ° 1 xlir1 1 1 1IE `- u • KEY QUANTITY COMMON/BOTANICAL 1 / I �__� I j I /!/ I _ `o w``o v� t\ ~, 9i2 1' 10 RED MAPLE/ - - - L---- ------------------------J eJ -__ / V ACER RUBRUM - NORTHWOOD L �' 11111 j I ! Cg - - - - - - 1 \ 7.... �\ ._ I I 910 K p rr - - I �/ HS h N e 10 WHITESH/ ® 1 _ , \ I o II!NSAMERICANA NOTE o _)� �� I !�/ /i// ' jl! . >i////� \\�%�,__ y�� ok aw:° am:° DECIDUOUS TREE- PRUNE BACK I/4" WITH ANTIDESICCENT ``�t _/ / // 90a / �' �'• ,'' / g01 ---- - ICONIFER TREE- GROUND LINE 4',.�. // /// 1 I // /�/ _ _- !-® ��' ;TO BE SAME AS EXISTING AT '/THE NURSERY Yi, /111 �/ !/ 06 !'1 1 I // / __ / I / �'/' / /// //I i'I' I: 7 /' 90� I Q `t� // C• / 7cpk II I // aye /� / I d 3 GUY WIRES OF 10 GA WIRE I 90 I/ 1 // ill 120 DEGREES APART - - d'' I •/ 1' .- ////// �� 896 / �/ I Q Y./ I I' TURNBUCKLE / �/ I /� /°j0o II I^✓ / ,r/, / �i/ I Z LL J J 0 t===,7,"-'----— — —r — - Jd �j- - - - — — — L — — — — i _ _ (I) FOLD BACK BURLAP FROM � / +-ter--/ gp I '0 2 TOP OF BALL / 45• _ _ / _------- Ww �� Q 7.2 �Ir- �$'r II I TT f ;- l - .T *"r T-1\1 -I > o�ry I a__ W JHtt=11 -11EiEill i11=iij # r ,m- y�Y 0 Y t- g - 24"x2"x2" STAKE DRIVEN _1 LLI p - a'/ / FLUSH WITH GRADE / // .,0,0 �/ ( W it b 6 MIN � Q o I=_1r -' 1=_l I E/I r_rn_-12" Z ,ft)p MIN M LOOSENED SUBSOIL TWICE BALL DIA J W CC 1 TREE PLANTING DETAIL SHEET NO / 3OF 3