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Item #5.3.
MEMORANDUM
TO: Planning Commission
FROM: Chris leeseberg, Planner ~
DATE: July 26, 2005
SUBJECT: Case No. P 05-11
Request by Dennis Wurm for a Preliminary Plat - Kingdom
Estates 2nd
Request
Consider a Preliminary Plat of Kingdom Estates 2nd.
location
10511 209th Ave
North of County Road 33 at the Olson Street alignment
Zoningl land Use
R1a (Single Family Residential) / RR (Rural Residential)
60 Day Rule
In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be
taken on this request by August 26, 2005
Attachments
.
Location Map
Memo from City Engineer
Memo from Sherburne County Public Works
Preliminary Plat
Preliminary Grading Plan
Preliminary Landscape Plan
Park Trail Exhibit A
.
.
.
.
.
.
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
Planning Commission / P 05-11
July 26, 2005
Page 2
Overview
The proposed plat is an extension of the existing Kingdom Estates subdivision. It will
consist of 14-lots along a cul-de-sac street. A connection to the west is being provided along
214th Avenue for future development.
Analysis
The site consists of a ridge line which follows the proposed road alignment and a significant
portion of the site is wedand. All of the lots comply with the dimensional requirements for
the Ria zoning district and range in size from 2.5-acres to 5.29-acres. The City Engineer did
raise concern with the buildable area of Lot 10, Block 1.
Parking and Circulation
The proposed Olson Circle cul-de-sac does exceed the City ordinance maximum length by
approximately 300-feet.
Landscaping
The landscape plan meets the ordinance requirements.
Grading. Drainage and Utilities
Grading, Drainage and Utilities are addressed in the City Engineer's memo.
Parks And Recreation
The Parks and Recreation Commission recommended that park dedication be in the form of
cash for 14 lots. They also recommended that a trail easement be placed the entire
delineated wedand plus 25-feet beyond the delineation line and along the south property line
on Lot 14. Also, a bituminous trail shall be constructed as indicated on Park Trail Exhibit A.
Recommendation
Staff recommends that the Planning Commission recommend approval of the request with
the following conditions:
1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
2. ALL COMMENTS OF SHERBURNE COUNTY SHALL BE
ADDRESSED.
3. A SEALCOAT FEE SHALL BE PAID PRIOR TO RELEASING THE
PLAT FOR RECORDING.
4. 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.
s: \PLANNING \ Case Files \2005 \P 05-11 Kingdom Estates 2nd\P 05-11]C.doc
Planning Commission / P 05-11
July 26, 2005
Page 3
5. THE APPLICANT SHALL EXECUTE A DEVELOPER'S AGREEMENT
OUTLINING THE TERMS AND CONDITIONS OF APPROVAL.
6. PARK DEDICATION SHALL BE IN CASH FOR 14 LOTS.
7. A BITUMINOUS TRAIL BE CONSTRUCTED AS INDICATED ON
PARK TRAIL EXHIBIT A.
8. THE PLAT SHALL COMPLY WITH THE RiA SETBACK
REQUIREMENTS.
s: \pLANNING\ Case Files \2005\P 05-11 Kingdom Estates 2nd\p 05-11_PC.doc
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TRAILS LEGEND
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EXISllNG SIDEWALK ........ -
FUTURE SIDEWALK 000000000000000000
EXISllNG PAVED TRAIL -----
FUTURE PAVED TRAIL 000000000000000
FUTURE TRAIL ................
- FUTURE WIDENED SHOULDER ........
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Case Number: P 05-11
DENNIS WURM
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13065 Orono Parkway
Elk River, MN 55330
July 15, 2005
File: 226-078P
Mr. Chris Leeseberg
City of Elk River
13065 Orono Parkway
Elk River :MN 55330
RE: KINGDOM ESTATES SECOND ADDITION
Dear Mr. Leeseberg:
As requested, we have reviewed the submittal package for the Kingdom Estates Second
Addition. The package consisted of a set of plans prepared by Bogart, Pederson &
Associates, Inc. consisting of a preliminary plat, preliminary grading plan, and preliminary
landscape plan. Also submitted were drainage calculations for the Second Addition dated
June 23,2005 and the original wetland identification and delineation report dated April 16,
2003. Based on our review and comments received at the staff review meeting, we would
offer the following comments:
1. This project proposes to replat Lot 3, Block 2 of Kingdom Estates into 14 lots, ranging
in size from 2.5 acres to 5.3 acres. This is accomplished by extending Olson Street
approximately 1,000 feet further north into the property.
2. 214th Avenue is platted from Olson Street to the west property line. Until 214th Avenue
is extended into the property lying west of the plat, this entire plat, including the first and
second phase, will be on a extremely long dead-end. The area of Olson Street up to
214th Avenue could be considered a temporary situation, however, most of the Second
Addition lies on a permanent cul-de-sac which exceeds the City ordinance maximum
length of dead-end streets by approximately 300 feet.
3. Wetlands were delineated in the development of the first phase of Kingdom Estates. It
appears that there will be no encroachment in any wetlands with the development of the
second phase.
4. Lot 10, Block 1 has very small buildable area, although the lot is 2.74 acres. The
buildable portion of the lot outside of drainage and utility easements/wetlands is
approximately 0.5 acres. It is questionable whether this is sufficient buildable area to
Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-river.mn.us
Kingdom Estates/P 05-11
July 15, 2005
Page 2
support a house, well, primary and secondary septic sites. Typically, the City looks for a
buildable area of approximately 1 acre in size.
5. 214m Avenue should be built with the Second Addition all the way to the west plat
including a cul-de-sac. It is City policy that developments fully construct all public roads
within their plat boundary so that there is not a question when the property to the west
develops as to who is responsible building 214m Avenue within the Kingdom Estates
subdivision.
6. The storm drainage calculations submitted are currently being reviewed. The storm
drainage concept is acceptable with the street and home site runoff being collected and
conveyed to quality/detention ponds and then ultimately discharged to the wetland
which flows to Trott Brook.
7. The project will require an NPDES permit and Storm Water Pollution Prevention Plan
(SWPPP) be submitted, reviewed and approved. It should be noted that there are
several items that need to be addressed relative to sediment and erosion control in the
first phase of the development. It should be made a condition of the approval of the
second phase that no work is done on development of the second phase until the
sediment and erosion control issues remaining in the first phase are adequately
addressed.
If you have any questions regarding any of these comments, please call.
Sincerely,
T~7
City Engineer
S:\PLANNlNG\Case Files\2005\P 05-11 Kingdom Estates 2nd\07 15 05 engr's memo.doc
City of Elk River
Attn: Michele McPherson
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
13880 Hwy 10 West
Elk River, MN 55330
(763) 241-7030 . 800-594-5208
July 7, 2005
. Sherburne County
PUBLIC WORKS DEPARTMENT
RE: Kingdom Estates Third Addition
Dear Ms. McPherson;
We have reviewed the proposal for Kingdom Estates Second Addition and offer the following
comments. Access for Olson Street to County Highway 33 has been approved and constructed;
. however there are drainage issues in this area that are still being resolved with the City of Elk
River. It may be possible that those issues will need to be readdressed as part of this proposal.
One of the original conditions for plat approval of Kingdom Estates was that a bypass and right
turn lane were required on CH 33. It was later negotiated that when any additional lots are
created the auxiliary lanes would be required; therefore with this proposal Sherburne County will
require the construction of both a bypass and right turn lane constructed to County standards.
There is a centerline culvert under CH 33 in the bypass area that must be extended. Please see
enclosed detail for standards.
As stated in our initial review letter dated March 4, 2003 these auxiliary lanes are located in
areas where there is only 33' of right of way. We will require a signed slope easement
agreement from the affected landowners before an access permit will be granted. Because the
access is already constructed with the first phase we suggest the slope easement language be
changed to "...before preliminary plat approval is granted". It was also noted that wetland issues
may need to be addressed.
An access construction permit and signage fees $700 are required. Sherburne County will
install all highway signs.
If you have questions or concerns call me at 763-241-7013.
Sincerely,
~~
Richard D. Corbin
Sherburne County Public Works
Cc: Rhonda F. Lewis, County Engineer
Terry Maurer, City of Elk River Engineer
Bogart, Pederson & Associates