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Item 5.3
• Item # 5.3. cty or Elk -�-1 River MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Plann DATE: July 23, 2002 SUBJECT: Case No. P 02-17 Request by Christian Builders for Preliminary Plat Approval — Elk Meadows Request Consider a request by Christian Builders for preliminary plat approval of Elk Meadows. • Location The preliminary plat of Elk Meadows is located south of County Road 12 and west of Kliever Lake Fields. Zoning/Land Use R1e (Single Family Residential) / MR (Medium Density Residential) Attachments • Location Map • Preliminary plat • Preliminary development plans • Memo from the City Engineer Overview Elk Meadows is a 2.93 acre plat located on the east side of Kliever Lake Fields,on the south side of County Road 12.As part of this plat 180th Avenue will be extended west into the plat from Kliever Lake Fields.The proposed subdivision will include five lots;one for an existing • home fronting on County Road 12; and four with access on the newly extended 180`h Avenue NW. Memo to Planning Commission/P 02-17 July 23,2002 Page 2 • The existing home is setback about 125 feet off of County Road 12 on the north side of the property.There is also a shed located behind the house.The property is fairly flat with some mature trees located around the existing house. Layout Streets The applicant is proposing to extend 180th Avenue west from Kliever Lake Fields,through this property to the western boundary of the plat.Since it is likely that 180th Avenue will be extended further to the west in the future,the applicant should provide for a temporary cul de sac instead of the permanent one proposed. A sidewalk should be installed along 180th Avenue to connect with the sidewalk installed as part of Kliever Lake Fields. Lots A total of five single family lots are proposed. Four single family lots are proposed along 180th Avenue and one lot with access from County Road 12. The existing house will be located on Lot 1 with frontage on County Road 12.The existing shed located on Lot 3 will have to be removed.All of the lots meet the dimensional requirements of the Rle zoning district. III Grading. Drainage and Utilities Grading, drainage and utility issues are addressed in the City Engineer's memo. Landscaping Landscaping will have to be provided per the subdivision and landscape ordinances. One boulevard tree and one front yard tree are required for each lot. Park and Recreation The Park and Recreation Commission recommended cash to meet the park dedication requirements. Recommendation Staff recommends that the Planning Commission recommend approval of the preliminary plat for Elk Meadows with the following conditions: 1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 1111 S:\PLANNING\Case Files\P 02-17 Elk Meadows\P02-17pc.doc Memo to Planning Commission/P 02-17 July 23,2002 Page 3 2. A SIDEWALK SHALL BE CONSTRUCTED ALONG 180TH AVENUE TO II CONNECT WITH THE SIDEWALK CONSTRUCTED AS PART OF KLIEVER LAKE FIELDS. 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. THE APPLICANT SHALL PAY $300 PER UNIT TO ELK RIVER MUNICIPAL UTILITIES FOR WATER AVAILABILITY CHARGES. 8. 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 411 SUBMITTED TO THE CITY FOR THE PERIOD OF ONE YEAR. 9. A SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID FOR FOUR LOTS PRIOR TO RELEASING THE PLAT FOR RECORDING. 10. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 11. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 12. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR RECORDING. 13. 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. • S:\PLANNING\Case Files\P 02-17 Elk Meadows\P02-17pc.doc Memo to Planning Commission/P 02-17 July 23,2002 Page 4 ID 14. THE PARK AND RECREATION COMMISSION WILL REQUIRE FOR PARK DEDICATION PURPOSES, CASH DEDICATION FOR FOUR LOTS TO BE PAID AT THE RATE REQUIRED BY THE CITY PRIOR TO RELEASING THE PLAT FOR RECORDING. 15. ALL MAILBOXES SHALL BE CLUSTERED. 16. THE APPLICANT SHOULD PROVIDE FOR A TEMPORARY CUL DE SAC ON 180T1-' AVENUE INSTEAD OF THE PERMANENT ONE PROPOSED. 17. THE EXISTING SHED ON LOT 3 SHALL BE REMOVED WITHIN 6 MONTHS OF THE RECORDING OF THIS PLAT. • 1111 S:\PLANNING\Case Files\P 02-17 Elk Meadows\P02-17pc.doc � , ' - _Aior4stit,-1,''',A*o-',):'0':',.'-'4.ft1:,,,, „. POIFOIP5. ..,10 ;kie,A.4,,,,,- ‘-ittv il. rop,kwormilm ,,,t,,,;.w,...,,, MI*A16f4 A°.ta ! • of OUTLOT L '0151 li OUTLOT Emig lir�f S. !,ii •Il�T 1/44414 5 O tPtaIile©tr■YN x_'-111eosw 1111 8 91' l .4 vS �- I/111 .i. 111 grAti'dl - ® ga IAf AVENUE _..... _.i.„--- ,,___,„,,,,,- -rz!pewl Proarprimeg I .,,,,,-„ ,,,,,_,,,,,„.,.,,L,,, ..,,,,,,t„,.,:„,,4 ,,, - 't ...ti- . ,;',4Pmm '9' „,_ j „,..,,,_„,,,.„,_,„,„,,,,„,,,,,,,:„.„-„,,,,,,,,,,,,,,,„:10.- , EL' mmow4111 ,NitgleFii !a FE 1111„ Ig < "04,,,';„ts ,,,::A',,, ----Jil:-... .p-r,t,,,:'? oirffil. — Elam au - .. "• � . 'J� 24 -, � . -ri"';4i�; aAs ` #w . , . .,vI . a,w,� 'vy3: a4: . , r Y : p., t , 'µ1` rj �,,-,X ' 4::. f: :+„yr 1 $F14,;13,46 ,. ; -- •. Y .� �''it� ., Swkai"J, IVANHOE A• ` Ky . r , y_ �:, 'Wfp ., 1I IJ J :;,• ,: ,7 ,_ q . �. ,. r-- - ..;4, -';::4'_2 rig 'A- ^.—i.,_ ; z1 W �rIl , Ci at_ 4 *'. Location MapN River Case Number • P 02-17 ELK MEADOWS O • 0 4.** T t-•' 0 T T 5 F,' 0 0 ;!: ,c- A F,' ;.4 .‘_-, 4- it 1 _ 0 ____ _ - J• ); 4 co it 26'.....* 3 Z SIEREWHE cc.):2.7r RI:NT-Or-WAY PLAT Nc.". ',. I M _ _ m I..:01ST AVE. .`.!W.) ---- 1 , . •,. ,'--... . ..' " '' . ,,,,-__ •-... __ , i 2 .7) ? I -,,, ; 1. . Na.t6 1.,of N.3 IN.I/4•1 1, ..,-NE 1/6.gl,Fwc 2.Up 32,8;.21 V- r- ! ON , -NE comer al lho NE 1/4 ul - ' r--X1.-, II 7 S89-50.55-E --- .----..-176,07 i,- S. 2. Two 32,/46 kg , X 3.. • a , saes,1 _ , __I,___ --g _ _ i al s 174,' t 0 3 .t al.. 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P.(0 10 32,01 1 I -I-8. 8 1 1 1 1 •Kirg `..: 1.et n ...cl'h 'Inn orlja,ng loi PRELIMINARY PLAT OF ELK MEAD 0 WS MIK 1.1)T DEPTH 1_30 F 1 F.411,IMUM 1_DT WDTH Ar -,,,E-RAcK ll'IF 1NTFPIOP _OT 80 r7 C0rtNcl _a* 100 FT --F- AT ,VA '_11•1L II_LLI 1-1--• 0.1.. TYPICAL LOT 5 Ff q AR (Ai40 ,, ifET9nCX = /Lir; F..CE 7., 0 SE RACK -.- iAut. T iCORNER _al- • • t• o - - - • line... ..c ,r, eel in ..oth Ina 00.02000 t-FRONT TATO :ERACK JO fl. SEC 170N 1, TN 32. ?CC 26 at..., 1.000 .2,1..5 .)01,..,..5• ',own STREET LOCA TION MAP n the plot -...-. - - -...i. ;TPCET _LEGAL DESCRIPTION SITE DATA THE EAST 176.00 FEET OF THE NORTH 725.00 FEET OF THE NE I/4 LEGEND - -) TOTAL AREA -2.9.3 AC. OF THE NE 1/4 OF SEC/JON 2, TOWNSHIP.72.RANGE 26 -ee H'rf) - --vv_ LOT AREA -2.36 AC. • Oeretes..... monument found '' Deroles IOural fire hydrelt R.O.W. AREA 0.57 AC. GRAPHIC SCALE NUMBER OF LOTS 5 •.., ON-eles 1/2 .ncn 3 i 14 .022 Iron tranument rg set 22,1 -nor•tea +inn hcense number 20595 bound ..locm colah boy,' LARGEST LOT 44.017 S.F 'SP tt 15 30 SMALLEST LOT 12.759 S.F. IgtEclUtialf (...E-i.) Orretes :"..a_Antv section corner •-•-r-•,, Oerotes evistng tree lino _5/11.ctillegill AVERAGE LOT 20.529 S.F Double spAk•East face of parer pone, Nest same at Palmer,Street N.W., iN/4" Derotes ...sting tree EXISTING ZONING-- R-1E 503 ft South of I Mb Avenue N W.• Elevation e. 897.82 ft. L, Oer,tes fourd flared 8nd scot on i I IN FEET I PROPOSED ZONING R-1E Triple spike East IOC, of power pale. NW Quadrant of FrIenore Street and its e Oerotes e000ng seatta UTILITIES AvALABLE 175th Avenue N..t. Devotion . 909.73 ft. C Denotes fol.nd storm sewer -narhole LP fl) er g4h:pote EBU aerates ford electrical 00.< Ootos extefirI .--Pt Ng Dotes on telephone boo a: Denotes evisteg flagpele VI ry X Oerctes tau,/ tele...von box awn.. 2.212`40,19.1 0o.,....nant al I I20-4, I F.1 i . • ./-, , .,,„ ,1 '1 .- ' I ! .I I ,,..- ::: 1 . • I -1 ,--i'1 y, ',-),_., • • z ,. ,.; , - , - .• c- 7, ,---- -_.._;.....,:,./14,..z N thez.f...1./.4,77f;.., -----t‘-.71 ' , I CC:E.] f; i-k-• i 'I..", . ,,., • \ .. ‘v, Iv Cm , _ ___.____ . , '', ______- . . ,, i'. Ist-r- -,ia.,--, RIO 7.1,00361 ..-1 -... . - _________--__ _ -- `H-10‘ t /2 7' ..' . SO1 43.2 1 ow ----•----_ , , ts 1 4( ,----- ------ 750 i ,-•" V...• _____--, I --- --- _,L_____,/ ;42-v-. " ,1, ------ , ___. .., • .- , ---__ , rir 2 I T•a7 er ..4_2_ , - 1.., ---- 181,T 30...'" '77 •7••••• •••••"'" .....,1 ....,-.,. 1 .. CS F• I .4*. r.-__.) jaw,....1 4 -. ..-- 1 . -- , 3 .T, ',1 ''-,14-T, •,,, 1 ri; _- \ S 40 .. ...-.......„_.... 1,1 J. ,a2'.' .'. • Q ' ...• ' I ...L.-------- \ F- I -'--•, ------ ----- N is Of I a. • I \ -- _ ,-. L 2.,.: .( .1,-- • __tY4' , , el •OM, I ''.... I .. -----• . , a: 0....,,,,-Jrfz,„ %,& , ., . . , < • 0 I . ', .. ' :. .. .. ,2-an g -- • • . . ...„.. , (----...______--. N. .....___ : - -...,, • . - . C :, i r, -. 2:04x W , 4/1<' 2 ,.• \ , a , '‘, N •, --1: . . I ' \ s ', N I 1 / \ 17.520 sq ft ‘ • ..., .._ .. . .. c, _ .0 , I b • e co g ti - s•,,,,,, • 0:` 0 i: $1 .; ., cor` i V ,f.: 14"Sill LI, ,1,.ill,,,,,, ,.....4.*X'Z.Ze .1.7421-Cre.i'.0.1.4..t-cA s,.. ei., " I I Z9 76 sq.tt. I 1..„_.'s' . s s ..,-'°‘•• \ I ',4•• I I I , .•,....s.. 2 / 1 ,, •\ „ '.g 1 1 oltstmq CaP4.A., .414...1., __ .42 I, •,...L f`,• '' r.' ' , tee, '. .----'. , 0 el S t•, .1 I ., 0..'"Vie.1.:..5.4 44017 ag ft. -i_,V4,4 h- -----i--- --8 '. / i •ta - ' '-, ; 1 C4) ' 4.t r •A' • 76- .•• '71*-T' '. .., 1 r•-•a. n ' L 't- ..... . -.,.., .,-.1' , 0 , •' :...- 1, ,. o. I • a' o . • • ) .„ e... , : -s1 , .. _ - r -- I 2. 5..,_ .. \I -4\‘ 4l"CAA-' 4,4 1 2 o .. I :. . s...z, i ''' W t l' I r!...;.r 6° ) fr - - ‘V I I .. A 1 I I '•-., •,, ra 0 : -14;1: g!... 12,759 sail. ' ' -1 ' 1 (a U SI" 0C C ye, N,.....,, . ' SI NV " t- 'i"- - 0 ,! ; -------- .,,,-- ____.i„.....i4 - ,, . .- ., . ...” .„ +775 00 --, -r- ', C) rk "1 ',,, _.--- .....3111:_OM... •-:(.),:.i 0,,,,,,s : "---.4 • I , I i ''' ..3° \.4, i 1 ! 3 •.. :. --- '' 's , s,-.. •• I I ,,,y 1<i 1 ,i'- ' , I15,272 sig.ft / 1 I . , i 1 I ...--- - / 1 r . (.11 52 0...- . i. '---- '------ -- - ---- -I is 1 . / \ / , ,. I ._..,..) Ito' i I .-- - L___J___.1----.,_,---- I .....L., t---- -;_.. 30 'I.- ••a Z:115.2,14.:...Cost 17400.et el 1.•NE 1/4 ".../ 4 . 725.28 -- 22,• 1 --,-------------...-....__ -----__I , , s•- , .. -..... 1 I -1--. I " ..,;55-.)i- 0 104.NE 1/4 of Sec-2.rwo 32.gv4.24 - ...- • i 1 1 i . V1‘. .,, :i . /I . -________- I I L." „..- ----,- ' \ '"- 5*VNE i ....," , .., . EAS714.0 Cmisti.otovemer i ..- I , I _..- , -........ -_______ -A .k....1- __il 1 . .-- „ .- S. n -- -----____--,- ' • ' .. • --, , ----._ , 1 , • ..•-• . ----- ,.---- ••• ---------------••---.- . \ I..... ....,.....- / ,.., \ C) 0,.... .....A.Se ARNETT.04.200 1 . ''' ..- /' I . , s I •, . - • •' , i--1- -------1I 7-------- ----'---------- .s, • , / • , I ( '--' '..'----N ' ,' , ' \ l , \ •' ---' • ; . . • I '-,., ,. , . \\ , 1 / , . 1 \ . c Ile I , . . I 10Cil , li i I ) I • ' \ ' I I 'I' ., ' .' I .: ' ) iI / ' , 1 I I . I ,' SHEET INDEX IP 1. PRELIMINARY PLAT 2. PRELIMINARY GRACING PLAN & tPRELIMINARY SITE & UTILITY PLAN * *'I•., it PIONEER .... ,singinsering..., ..z.,...„....,. F":::'`.' ' 7:::'7.71 77:::Z:0 ''-Sov. 14 . ,4 .5 04,4 '.!ILE f TIREi.hel ER CHRISTIAN BUILDERS, INC. PROJECT '... ;' . ,. 1. . .,..4 ":::7.:.%7:: ''"'• 1- PRELIMINARY PLAT 14283 Jan.Read norm ELK MEADOWS SHEET 1 OF 2 SHEETS Slot.of$4,,,....12. ...,„..,. .721545 o„. r,/24/07 0..... ...0 Row..14/4 15374 / _ . .2%14 it111.,U...ru _.._ Howard R. Green Company July 19, 2002 File: 818500J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: ELK MEADOWS ADDITION Dear Mr. Harlicker: As requested we have reviewed the preliminary plat and other submittal information for a proposed Elk Meadows Addition. Based on our review and comments received at the staff review meeting, we would offer the following comments: 1. The development proposes to divide a fairly long and narrow parcel property immediately west of Kliever Lake Fields into five lots. The property has frontage on • CSAH 12 with an existing home on the lot nearest CSAH 12 that creates four lots south of the existing home, with the extension of 180th Avenue out of Kliever Lake Fields. 2. The right-of-way shown for 180th Avenue includes an "eyebrow" cul-de-sac. Although a temporary cul-de-sac will be needed at the west end of 180th Avenue, we would recommend that the "eyebrow" cul-de-sac not be part of the platted right away; instead, it should be constructed on temporary easements which can be vacated when 180th Avenue is extended further to the west. 3. There is a temporary cul-de-sac constructed currently at the west end of 180th Avenue in Kliever Lake Fields. The temporary portion of this cul-de-sac will need to be removed, and the permanent street continued westerly to Elk Meadows Addition. 4. There were no drainage calculations submitted with the packet of information for Elk Meadows Addition. The drainage patterns shown on the grading plan are to have the run-off flow into Kliever Lake Fields, where it would be picked up by the storm sewer there and conveyed to the pond constructed in Kliever Lake Fields. A portion of the south part of the property would flow directly overland into the pond. It is our understanding that when Kliever Lake Fields' drainage system was designed, it did not include this particular piece of property. Therefore, this property will need to provide ponding on its own parcel or provide drainage calculations that show that it was sized into the Kliever Lake Fields drainage system. 5. There is a low area on the west side of Lot 1. The rear lots of Lots 1, 2, and 3 appear to drain to this area with no outlet. Somehow, an outlet for this area needs to be provided. 6. We question why there is a one-foot elevation difference shown between the front and the rear of the house pad on Lot 3. 4111 7. There is an existing shed currently on Lot 3 which will be removed. Ltr-071802-Harlicker[1] 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 • Mr. Scott Harlicker July 18, 2002 Page Two 8. Sanitary sewer and water service are proposed to be provided by extending westerly from Kliever Lake Fields. It is policy of the Elk River Municipal Utilities that cul-de-sac watermains need to be looped. Therefore, the watermain needs to be looped northerly to the watermain in CSAH 12. 9. The sanitary sewer and water service for Lot 1 are shown along the east side of Lot 3. Additional easement will need to be provided in this area to accommodate these services. If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company Terry J. iVlaurer, P.E. TJM:sgw • • Howard R. Green Company Ltr-071802-Harlicker[1] CONSULTING ENGINEERS