5.2. PCSR 09-27-2005
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Item #5.2.
MEMORANDUM
TO:
Planning Commission
FROM:
Chris Leeseberg, Planner~
September 27,2005
DATE:
SUBJECT:
Case No. P 05-17
Request by Robert Van Den Berg for Preliminary Plat (Van Den
Berg Addition)
Request
The applicant is requesting a Preliminary Plat for a 10 lot subdivision (Van Den Berg
Addition.)
Location
17797 Tyler Street
Zoningl Land Use
R3 (Townhouse) / OS (Open Space)
60 Day Rule
In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be
taken on this request by October 28, 2005
Attachments
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Location Map
Memo from City Engineer
Memo from the Fire Chief
Memo from the Police Captain
Aerial Photo
Preliminary Plat
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Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
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Planning Commission / P 05-15
September 27, 2005
Page 2
Overview
The plat will consist of ten lots on a cul-de-sac street approximately 300-feet in length. The
property is bound by Trott Brook Farms South & Trott Brook Crossing subdivisions to the
north and east, and Hillside City Park to the east. A single family residence exists on what
will be Lot 5 Block 1.
Analysis
The plat meets the dimensional requirements for the R3 zoning district. No information
was provided that indicates lot sizes. The lots need to be a minimum of 12,000 square feet.
With the existing single family residence, there is a pole building accessory structure which is
located on what will be Lot 6 Block 1. The pole building will need to be removed by the
developer prior to recording the plat.
Staff recommends that Van Den Berg Court (which will be named 178th Circle) be platted to
the eastern property line. Hillside City Park adjoins the proposed plat on the east side.
Directly east of this possible extension is a large open area within the park which will, in the
future, be developed with park amenities. Currently the only access to the park is off 181 st
Avenue (County Road 13) on the north side of the park. Due to the fact that this area is
very secluded and will only increase in use, a second access would be beneficial for
emergency personnel.
Grading. Drainage and Utilities
Grading, Drainage and Utilities are addressed in the City Engineer's memo.
Landscaping
No Landscape plan was submitted. The plat will have to comply with the landscape
requirements.
Natural Resource Inventory
The Natural Resource Inventory does' indicate Oak Forest Dry Subtype.
Parks and Recreation Dedication Recommendation
The Parks and Recreation Commission recommend park dedication be in the form of cash.
S:\PLANNING\Case Files\2005\P 05-17 VanDenBerg\P 05-17_PC.doc
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Planning Commission / P 05-15
September 27, 2005
Page 3
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 required subdivision/park information shall be provided in an electronic
format (.dwg file) as required by the City Ordinance and Land Use
Application prior to recording of the plat.
3. A seal coat 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 the releasing of the plat for recording.
5. The applicant shall execute a developer's agreement outlining the terms and
conditions of approval.
6. Park dedication shall be in cash for 10 lots.
7. A plan needs to be submitted that indicates the lot sizes as well as the style
and elevation of the homes.
8. The lots need to be a minimum of 12,000 square feet.
9. The pole building shall be removed by the developer prior to recording the
plat.
10. The plat will have to comply with the landscape requirements.
11. The plat shall comply with the R3 zoning requirements.
12. Right-of-way shall be platted to the eastern property line.
S:\pLANNING\Case Files\2005\P 05-17 VanDenBerg\p 05-17_PC.doc
Location Map
TRAILS LEGEND
EXISTING PAVED TRAIL <1r
_ _ _ _ _ FUTURE TRAIL
EXISTING SIDEWALK .
_ _ _ _ _ FUTURE SIDEWALK
FUTURE WIDENED SHOULDER N
Case Number: 'I##f.
ASDFADF
13065 Orono Parkway
Elk River, MN 55330
September 19, 2005
File: 226-094P
Mr. Chris Leeseberg'
City of Elk River
13065 Orono Parkway
Elk River MN 55330
RE: VANDENBERGADDITION
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Dear Mr. Leeseberg:
As you requested, we have reviewed the information provided by Westwood Professional
for the preliminary platting of the VanDen Berg property. The area in question is
approximately 7 -8 acres lying east of Tyler Street in the Trott Brook Crossing development.
Based upon our review and comments received at the staff review meeting, we would offer
the following comments:
1. The site is proposed to be divided into ten lots, with Lot 5 being much larger in size and
containing the existing homestead.
2. Through the development of Trott Brook Farms South Addition and Trott Brook
Crossing Addition adjacent to the VanDen Berg property, the underground utilities
(sanitary sewer and water) were installed to service Lots 1 - 6 and all infrastructure
including sanitary sewer, water, storm sewer and streets were installed to service Lots 7 -
10.
3. Lying directly east of the VanDen Berg property is the City's Hillside Park property.
Therefore, there is not an opportunity for Van Den Berg Court to be extended further
to the east. This also limits the ability to loop the watermain in this cul-de-sac, since
there is no watermain to the east.
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Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-river.ron.us
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Van Den Berg Addition
September 19, 2005
Page 2
4. The existing homestead has a pole shed that will fall on Lot 6. The pole shed will need
to be removed by the developer prior to recording the plat, since it does not allow for a
home to be built on Lot 6 and does not meet the standards of the zoning district.
5. The developer needs to submit a grading plan for review and approval that indicates the
style and elevation of homes. Then., since the site is heavily wooded, a minimal house
pad needs to be cleared and built on each lot except Lot 5.
6. The project will require an NPDES permit and a Storm Water Pollution Prevention Plan
(SWPPP).
If you have any questions, please call.
Sincerely,
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Terry J. Maurer, PE
City Engineer
S:\PLANNING\Case Files\200S\P 05-17 VanDenBerg\09 1905 engr's memo.doc
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Item #----!.
MEMORANDUM
TO:
City Council
Planning Commission
gtIJ/
FROM:
Bruce A. West, Fire Chief
DATE: September 27,2005
SUBJECT: Case No. P 05-17
Request by Robert Van Den Berg for Preliminary Plat (Van Den
Berg Addition)
Upon reviewing the proposed preliminary plat, the Fire Department would make the
recommendation that Van Den Berg Court be platted to the eastern property line. Due to
the larger size of Hillside City Park, we should look at it like any other parcel of land in the
city. If it were an undeveloped privately owned parcel, we would ask that adjacent
development(s) provide future access points.
With in the open area (currently the city compost site) future development of park amenities,
such as picnic areas and playgrounds, will take place. As amenities increase in the park area,
the use of the park will no doubt increase.
Currently this area is serviced with only a gravel path that doubles as an access road to the
open area of the park. This is in essence a third of a mile long cul-de-sac. Since this area is
secluded due to the long dead end access and for public safety, I would recommend a
second street access be provided to the eastern edge of the proposed plat.
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
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Police Department
MEMORANDUM
TO:
Planning Commission, Mayor and City Council
FROM:
Captain Robert Kluntz
DATE:
September 22, 2005
SUBJECT:
Van Den Berge Addition
I recendy met with Chris Leeseberg from the Planning Department on the subject of the
proposed Van Den Berge addition. We discussed the location of the property and the
proximity to Hillside City Park. Currendy the only access to Hillside City Park is off 181 st
Ave, on the north side of the park. Because of the limited access to the park, and because of
the sheer size of this park, the Police Department would be supportive of adding an
additional access on the west side.
The logical location for this access appears to be off the proposed Van Den Berge Court.
By simply extending this street to allow the cul-de-sac to border the park property, access
would be granted to the south side of the park.
Hillside City Park currendy contains a nationally recognized mountain bike trail, which has
been rated as "aggressive" in several mountain biking publications. As this trail continues to
be used and becomes more popular, the instances of injuries and medical emergencies
resulting from bicycle accidents will increase. It is only logical that better access for
emergency vehicles be a priority.
As more amenities become available within Hillside City Park, the use of the park will no
doubt increase. As the use increases, one would expect the calls for service to the park to
increase as well. Currendy emergency personnel would have to respond as far as one-half
mile to gain access to certain areas of the park, with an additional west access response times
would be gready reduced.
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