Item 6.2 0 Item #6.2.
J
City of
Elk -�-1
River
MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Senior Planner -
DATE: June 25, 2002
SUBJECT: Case No. P 02-12
Request by Contour Excavating for Preliminary Plat— Birchview
Addition
Request
IIIConsider a request by Contour Excavating for the preliminary plat of Birchview,a six single
family lot plat.
Location
20737 Quincy Street (County Road 33) at the 2076 Avenue alignment
Zoning/Land Use
Rh (Single Family Residential) / LR (Low Density Residential)
Attachments
• Location Map
• Preliminary Plat and Development Plans
• Memo from the City Engineer
• Memo from the Building and Zoning Administrator
• Letter from Sherburne County Highway Department
1111
Memo to Planning Commission/P 02-12
June 25,2002
Page 2
• Overview
Existing Conditions
The applicant is proposing to subdivide a 20.22 acre parcel into six single family lots.The
property is located on the east side of County Road 33 at the 207th Avenue alignment.The
property is zoned Ria(Single Family Residential)which has a minimum lot size of 2.5 acres.
The front of the property is open fallow fields,there is a wetland that bisects the property in
the middle and the rear of the property is wooded. There is an existing home on the
property that will be incorporated into one of the lots.The front of the property is flat and
the wooded area includes three hills.
Street Layout
Access into this plat will be from County Road 13 via a cul de sac (207`h Avenue). The
proposed cul de sac is about 840 feet long,the subdivision ordinance limits the length of a
cul de sac to 700 feet unless it has been clearly shown that by unfavorable landform the 700
foot maximum length can not be met. The 700 foot length can not be met because of the
wetland.A 700 foot long cul de sac would end in the wetland.The extra length is needed so
that the bubble of the cul de sac is behind the wetland.The right-of-way for the cul de sac
abuts the south boundary of the plat and is available to provide access to the property to the
south.
• Lot Layout
Three lots are proposed along the length of the cul de sac and three lots are proposed on the
bubble. All of the lots comply with the dimensional and lot area requirements of the R1a
zoning district. Lot 3 as proposed is 3.6 acres in size and Lot 4 is 4.1 acres.However,these
two lots also include portions of a large wetland.
The wetland Technical Evaluation panel(TEP)has reviewed this plat.Their policy regarding
wetlands that consist of two different types is outlined in the Building and Zoning
Administrator,Steve Rohlf's letter.In summary,it is the TEP policy that if the wetland is a
mix of two different types,the predominant type is applied to the entire wetland.In this case
the TEP feels that Type 3 is the predominant type;therefore,the entire wetland should be
classified as Type 3.This distinction is important because Type 3 wetland cannot be included
in determining lot area while Type 2 wetland can.Following this interpretation,none of the
wetland can be included in determining the lot size for Lots 3 and 4, and the size of Lot 3
would then be calculated at 1.7 acres and the size of Lot 4 would be calculated to be 2.8
acres.As part of the platting process the Commission can recommend approval of plats with
a lot that does not comply with the minimum lot size requirement. Even if the entire
wetland is excluded from determining the lot size for Lot 3, the remaining 1.7 acres is
adequate to support the proposed residence and the proposed primary and alternative septic
system locations.
•
S:\PLANNING\Case Files\P 02-12 Birchview\p02-12.doc
Memo to Planning Commission/P 02-12
June 25,2002
Page 3
• There is limited space between the wetland and the side lot line between Lots 4 and 5 to
allow for a driveway on Lot 4.This lot line should be adjusted to provide additional space
for the driveway.
Grading, Drainage and Utilities
Grading, drainage and utilities are addressed in the City Engineer's memo.
Park and Recreation
The Park and Recreation Commission recommended cash to meet the park dedication
requirement.
Recommendation
Staff recommends that the Planning Commission recommend approval of the preliminary
plat for Birchview with the following conditions:
1. THERE WILL BE NO ACCESS FROM LOT 1 TO COUNTY ROAD 13.
2. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
III
3. STREET LIGHTS SHALL BE INSTALLED AS REQUIRED BY ELK
RIVER MUNICIPAL UTILITIES.
4. A SEALCOAT FEE SHALL BE PAID PRIOR TO RELEASING THE
PLAT FOR RECORDING.
5. 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.
6. THE APPLICANT SHALL EXECUTE A DEVELOPER'S AGREEMENT
OUTLINING THE TERMS AND CONDITIONS OF APPROVAL.
7. 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 THE PERIOD OF ONE YEAR.
8. A 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.
9. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY
• THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING
PERMITS.
S:\PLANNING\Case Files\P 02-12 Birchview\p02-12.doc
Memo to Planning Commission/P 02-12
June 25,2002
Page 4
• 10. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
11. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO
RELEASING THE PLAT FOR RECORDING.
12. ANY TREES OFF SITE OR ON SITE,NEAR THE LIMIT OF GRADING
THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW
FENCE AT THE DRIP LINE TO PREVENT GRADING,
COMPACTION, OR STORAGE OF EQUIPMENT, DEBRIS OR
MATERIALS. STAFF SHALL INSPECT FENCING PRIOR TO
GRADING COMMENCING.
13. THE PARK AND RECREATION COMMISSION WILL REQUIRE FOR
PARK DEDICATION PURPOSES,CASH DEDICATION TO BE PAID AT
THE RATE REQUIRED BY THE CITY PRIOR TO RELEASING THE
PLAT FOR RECORDING.
14. ALL MAILBOXES SHALL BE CLUSTERED.
15. ALL COMMENTS OF THE COUNTY PUBLIC WORKS DEPARTMENT
• SHALL BE ADDRESSED.
16. THE APPLICANT SHALL MEET WITH THE WETLAND TECHINCAL
EVALUATION PANEL (TEP) PRIOR TO SUBMITTING THE
PRELIMINARY PLAT TO THE CITY COUNCIL FOR THEIR
CONSIDERATION.
17. THE SIDE LOT LINE BETWEEN LOTS 4 AND 5 SHALL BE
ADJUSTED TO ALLOW ADDITIONAL SPACE BETWEEN THE
WETLAND AND THE LOT LINE FOR THE DRIVEWAY ON LOT 4.
•
S:\PLANNING\Case Files\P 02-12 Birchview\p02-12.doc
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SHEET 4 OF 4
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Howarc R. Green Corr oany
June 21, 2002
File: 818270J-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: BIRCHVIEW ADDITION
Dear Mr. Harlicker:
As requested, we have reviewed the submittal package for the Birchview Addition. The property
is located at the northeast quadrant of the intersection of County Road 33 and 207th Avenue
Northwest. The plat consists of six lots with a minimum size of two-and-a-half acres. There is
an existing home which falls on one of the six lots. The submittal package was prepared by
Otto and Associates and consisted of a preliminary plat, preliminary street plan, preliminary
• grading plan, and an existing conditions survey. Based on our review, we would offer the
following comments:
1. Total length of the cul-de-sac is approximately 900 feet. This exceeds the maximum
length allowed in the City ordinance of 700 feet by approximately 200 feet. However,
there is a large wetland complex running north and south at approximately the middle of
the entire piece of property. If the cul-de-sac does not cross the wetland, which causes
it to exceed the maximum length, then individual lots in the eastern part of the property
will be separated from the road by the large wetland. The Technical Evaluation Panel
(TEP) saw a preliminary concept of this plat which had a cul-de-sac ending west of the
wetland that met the City ordinance for length but required all lots lying east of the
wetland to either be served by a private driveway or to fill the wetland individually to
access the road. The TEP told the developer they would not support this concept;
however, they would support one filling of the wetland to get a roadway through to
service the properties east of the wetland.
This proposed plat will need to be revisited by the TEP. However, I do believe it will be
approved in its current condition.
2. A wetland mitigation area is shown at the north end of the plat to compensate for the
filling required by the roadway construction. This area needs to be included in the
drainage and utility easement, and the TEP may require a conservation easement.
•
Ltr-062102-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
Page 2
June 21, 2002
3. Given the location of the drainage and utility easement and the lot lines, Lot 4 will need
to construct a driveway through the drainage and utility easement either covering the
wetland or adjacent to the lot line. It appears the lot line is in its current location to
provide the appropriate setbacks form the existing home on the site. Perhaps the lot line
could be configured slightly differently to provide a larger opening for the driveway on
Lot 4.
4. This plat should be reviewed by the Sherburne County Highway Department relative to
any additional easement needed along the County Road 33 frontage and/or any
requirements for the intersection of 207th Avenue with County Road 33.
The existing contours appear to indicate a drainage ditch on the east side of County
Road 33 flowing north which is not within the proposed right-of-way of County Road 33.
The County should look at this situation carefully and determine whether or not they
need additional right-of-way and/or easement to cover this drainage ditch.
5. There were no drainage calculations provided with the submittal package. However, a
proposed road is shown to flow easterly with a set of catch basins near the opening to
the cul-de-sac and small-diameter storm sewer flowing to the wetland on the north side
III of the road. There will need to be a water quality pond constructed before any discharge
is allowed to the existing wetland. Drainage calculations, including a pond design need
to be submitted, reviewed, and approved prior to final approval.
6. There appears to be a natural flow around the east side of the cul-de-sac from Lot 5
through Lot 6 and also a natural flow out of Lot 5 through Lot 4 at approximately the
midpoint. Both of these areas should be covered by additional drainage and utility
easements.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
. 1,-4•17)4ae.e4ed
Terry J. Maurer, P.E.
TJM/mw
•
Howard R. Green Company
Ltr-062102-McPherson.doc CONSULTING ENGINEERS
3,;
•
of
Elk
River
MEMORANDUM
TO: Scott Harlicker
FROM: Stephen Rohlf, Building and Zoning Administrator
DATE: June 20, 2002
SUBJECT: Determination of Wetland Type
The Technical Evaluation Panel for the City of Elk River determines the
classification of a wetland (Type) base on the characteristics of the majority of the
area it encompasses. The large wetland included in the Plat of Birchview is mostly a
Type 3 wetland, therefore, for Wetland Conservation Act purposes, the entire wetland
is considered a Type 3.
.
JUN 1220A2 110r`
• June 6, 2002 �!
Sherburne County Tt-.
City of Elk River
PUBLIC WORKS DEPARTMENT ::::at:
Attn: Michele McPherson 425 Jackson Avenue
13065 Orono Parkway Elk River, MN 55330
P.O. BOx 490 (763)241-7034.800-594-5208
FAX(763)441-2264
Elk River, MN 55330
Re: Birchview
Dear Ms McPherson;
County Highway 33 has been identified in the Sherburne County Transportation Plan as a
possible major east-west collector; therefore it requires special consideration as it relates to plat
development. The number of access points along CH 33 must be minimized and the access
point's chosen must serve the development of parcels on both sides of the roadway. Once access
is granted at this location we may be locked in on both sides of CH 33 for a possible four legged
intersection; it is likely no other access point will be allowed to CH 33 for this area, with the
exception of extending Smith Street to the north. Considering the limited site distance in this
• area as well as the high ratio of truck traffic we will allow access to CH 33 with the following
conditions.
1. Pay the required permit and signage fees ($550). The public works department will install
traffic signs. The developer must notify the public works department for installation.
2. A right turn lane is required at 207th Avenue and must be constructed to MnDOT standards
as listed on the detail. Be advised that this turn lane is located outside the boundary of the
plat; there is only 33' of right of way. Before access permits will be granted we require a
signed slope easement agreement with the affected landowners.
3. We require 50' of right of way be granted in fee title to Sherburne County.
4. The slopes of the access must be constructed at 1:6 within the right of way.
5. The developer is responsible for drainage studies. If a culvert is necessary within the right of
way of CH 33, it must have 1:6 safety aprons and grates. Both the cost of the culvert and the
installation are the responsibility of the developer.
6. Make all pavement-marking changes as necessary.
If you have any questions, please call me at 241-7034
Since ely, G�
Richard D. Corbin
Sherburne County Public Works
111