6.7. SR 08-15-2005
Item # -6;1.
MEMORANDUM
TO: Mayor and City Council
FROM: Chris leeseberg, Planner ~
DATE: August IS, 2005
SUBJECT: Case No. P 05-10
Request for a Simple Plat (Meadowvale)
Request
Consider a request by A & R Land Development for an Administrative Subdivision to
subdivide a 31.73-acre parcel into three lots (Meadowvale).
location
The property is on the northwest corner of County Road 32 (Meadowvale Rd.) and 225th
Avenue.
Zoningl land Use
A 1 (Agricultural Conservation) / RR (Rural Residential)
120 Day Rule
In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be
taken on this request by July 25,2005
Attachments
. Location Map
. Memo from the City Engineer
· Memo for Sherburne County Public Works
. Preliminary Plat
City Council/P OS-to
August 15, 2005
Page 2
Overview
The subject property is a 31.73-acres parcel which is bound by Meadowvale Road on the east
and 225th Avenue on the south. The corporate boundary of Elk River forms the western
property line with Big Lake Township.
Analysis
This property is located in an area that will have 2 Yz acre lot minimums starting in January
2010. The applicant has elected to subdivide the property at this time as opposed to waiting
until that date.
The legal description of the applicant's property provides for 31.73-acres. Sherburne County,
as a condition of approval, will obtain 2.24-acres of right-of-way for future road
improvements and off street trail corridors. This leaves the applicant with 29.49-acres of
land to subdivide.
The A 1 zoning district requires lot sizes to be a minimum of 10-acres. The proposed plat
would create three 9.83-acre parcels. A lot area variance was granted by the Board of
Adjustments on July 26, 2005. Aside from the total acreage, the lots comply with the
dimensional requirements for the A1 zoning district.
There are existing buildings on Lots 1 and 2, an existing home on Lot 1 and several
accessory buildings on Lots 1 and 2. The accessory buildings should be removed from Lot 2
prior to any new home being constructed on the lot.
PropertY Line Dispute
The applicant and staff have received correspondence from Mr. & Mrs. Stadden regarding a
property line dispute. The area of land in question is approximately a %-acre on the west
side of the ditch indicated on the preliminary plat. Property line disputes are a matter of civil
action and the City does not become involved with these disputes.
The Staddens' primary interest is having access to the ditch to keep it cleaned to prevent
flooding on their property. They would have preferred to have been deeded the property
west of the ditch; however, this would further reduced the lot areas. A private easement in
favor of the Staddens' providing them rights of access and maintenance to the ditch should
meet their interests. This private easement would be in addition to the drainage and utility
easement in favor of the City that is shown on the plat. The applicant and the Staddens
need to work through this issue.
The Council reviewed this request at the August 1, 2005 City Council meeting. The request
was tabled to allow the applicant and the Staddens to resolve the property line dispute. It is
staffs' understanding that they will be providing the paper work, allowing the Staddens an
access easement, at the August 15, 2005 Council meeting.
S:\PLANNING\Case Files\200S\P OS-to Meadowvale\P OS-10_CC-2.doc
City CounciljP 05-10
August 15, 2005
Page 3
Recommendation
1. All comments of the City Engineer shall be addressed.
2. All structures on Lot 2 shall be removed prior to a new residential structure
being built or after one year after the subdivision is recorded, which ever
happens first.
3. Park dedication fees for three lots shall be paid prior to releasing the
subdivision for recording.
4. Surface water management fees for three lots shall be paid prior to releasing
the subdivision for recording.
4. All comments of Sherburne County Public Works Department shall be
addressed.
S:\PLANNING\Case Files\2005\P 05-10 Meadowvale\p 05-10_CC-2.doc
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Location Map
Case Number: P 05-10
MEADOWVALE
~
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13065 Orono Parkway
Elk River, MN 55330
July 28, 2005
File: 226-066P
Mr. Chris Leeseberg
Gty of Elk River
13065 Orono Parkway
Elk River MN 55330
RE: MEADOWVALEADDITION
Dear Mr. Leeseberg:
As requested, we have reviewed the preliminary and fmal plats prepared by John Oliver &
Associates for the proposed Meadowvale Addition. Based on our review and comments
received at the staff review meeting, we would offer the following comments:
1. The proposal is to subdivide an approximately 31-acre parcel of land lying west of
County Highway 32 and north of 225m Avenue into three lots. Because of the need to
dedicate right-of-way to both roadways, the lots will all be just under the 10-acre
minimum. This project received a variance to lot size from the Board of Adjustments
on Tuesday, July 26,2005.
2. The plat provides 50 feet of right-of-way along the east side for County Highway 32 and
33 feet of right-of-way along the south side for 225m Avenue.
3. The wetlands along the westerly and northerly portion of the property have been
delineated by Kjolhaug Environmental Services Company. It appears that there is no
impact to any of the wetland areas.
4. Each of the three lots has a reasonably-sized area of high ground area to construct a
home, along with a primary and secondary septic system and well.
5. Lots 1 and 2 are proposed to have a shared driveway onto County Highway 32, and Lot
3 is proposed to have a driveway to the south onto 225m Avenue.
6. There are existing buildings on Lots 1 and 2. The existing home is on Lot 1, along with
several out buildings on Lots 1 and 2. We assume that the buildings on Lot 2 will be
removed prior to a new home being constructed.
Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-river.mn.us
Meadowvale
July 28, 2005
Page 2
7. There is an indication of a drain tile on Lot 3. It is important that any drain tiles
encountered be maintained, if it cannot be conclusively proven that they are no longer
functioning.
If you have any questions regarding any of these comments, please call.
Sincerely,
x;;:;~
Terry J. Maurer, PE
City Engineer
S:\PLANNIl"IG\Case Files\2005\P 05.10 Meadowvale\07 2805 engr's memo.doc
Sherburne County
PUBLIC WORKS DEPARTMENT
~\)~ " (; 1\)~\)
June 1, 2005
13880 Highway 10 West
Elk River, MN 55330
(763) 241-7013.800-594-5208
City of Elk River
Attn: Michele McPherson
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: Meadowvale
Dear Ms. McPherson;
We have reviewed the proposal for the plat of Meadowvale located within the City of Elk River
and adjacent to County Highway 32 and if approved, will accept it with the following conditions.
We require that 50 feet of right of way along CH 32, be donated to Sherburne County in fee
title. We will require an access permit for the shared driveway for Lot 1 & 2; it may be
necessary to adjust the location of the access to reflect the 30' opening required on the final
plat. The slopes of the access and culvert requirements must meet our current 1:6 safety
standards.
Access for Lot 3 shall be to 225th Avenue as shown on the drawing. Any future subdivision of
Lot 3 must front 225th Avenue and access to CH 32 will be denied.
If you have questions or comments call me at 763-241-7013.
Sincerely,
~p
Richard D. Corbin
Sherburne County Public Works
Cc: Ross Able, John Oliver & Associates
Rhonda Lewis, County Engineer
Russ Heiling, Traffic Engineering
A & R Development
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22577 147th Street
Elk River, MN 55330
August 15, 2005
Elk River City Council
c/o Michelle McPherson
Director of Planning
13065 Orono Parkway
Elk River, MN 55330
RE: Case No. P 05-10
(Request by A & R Land Development for a simple plat to subdivide one parcel
into three lots.)
To Whom It May Concern:
An easement from A & R Land Development to David and Sylvia Stadden has been
signed and filed in the Sherburne County Courthouse to allow the Stadden property to
access the private ditch within this parcel.
Sincerely,
4&'~ ~~~
avi J. Stadden and Sylvia L. Stadden