5.2. PCSR 03-14-2006
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TO:
FROM:
DATE:
MEMORANDUM
Planning Commission
Scott Harlicker, Senior Planne~
March 14, 2006
Item # 5.2.
SUBJECT: Case No. P06-0 I, Preliminary plat request for Carverwood Hills
Request by: Joseph Huber
Zoning:
Adjacent
Zoning:
A 1 (Agricultural Conservation)
N-A1
E-A1
S - R1a
W-A1
land Use:
Adjacent
land Use:
Site Area: 53.48 acres
landscape
Req'd:
Conforms:
Required: 2 trees per lot, corner lots 4 trees
Land Use Plan - Yes
Zoning Code - Yes
Subdivision Code - Yes
Recommendation
RR(Rural Residential)
N-A
E-A
S-RR
W-A
Staff recommends that the Planning Commission recommend approval of the preliminary
plat for Carverwood Hills with conditions.
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
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Item # 5.2.
MEMORANDUM
TO:
Planning Commission
Scott Harlicker, Senior Plannert-
March 14, 2006
FROM:
DATE:
SUBJECT:
Case No. P 06-0 I
Preliminary Plat for Carverwood Hills
Request
The applicant is requesting preliminary plat for Carverwood Hills.
location
21375 Brook Road
Zoningl land Use
A 1 (Agricultural Conservation) / RR (Rural Residential)
Attachments
Location map
Preliminary Plat
Grading Plan
Memo from the City Engineer
Letter from Sherburne County Highway Department
Overview
The applicant is proposing to subdivide a 53.43 acre parcel into five residential lots. The plat
will be considered under the 4 for 40 rule which allows four lots in 40-acres. Under this
process, three of the lots can be less than the required 10-acre lot size. Past policy has been
to expand the 4 for 40 rule to apply to larger parcels. This proposal would be a 5 for 50.
Four of the lots will be 2.5 acres and the fifth lot will be 41 acres.
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
City Council / P 06-01
March 14,2006
Page 2
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The property has numerous wetlands throughout. The remainder of the site consists of
moderately hilly terrain with limited wooded areas. The properties to the north, south, east
and west are agricultural. The Natural Resource Inventory identified the primary land cover
on the site as a mix of sparse forest and grassland. No significant resources were identified.
The property is located in an area that, according to the Comprehensive Plan, will be able to
develop at a density of 2.5 acres after January 2008. The applicant plans to further subdivide
Lot 3 (41.48 ac.) into smaller lots when the zoning is changed in 2008.
Analysis
Lot Layout
The proposed street will be changed to 213th Court. All lot the lots comply with the
dimensional requirements and have the necessary 1 acre of buildable area. Lot 3 will be able
to be further subdivided into possibly three lots when the density is changed to 2.5 acres in
2008. Landscaping on each of the lots will have to be provided at a rate of two street trees
per lot with corner lots getting four street trees.
Street Layout
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The plat will be accessed from County Road 121 (Brook Road). 213th Court, which is the
only street proposed, will access approximately the middle of the site and then turning south
to provide future access to property to the south. The connections to the north and south
will be provided when Lot 3 is further subdivided. The County has approved a temporary
intersection with County Road 121 as shown on the plat. When the street connections are
made to the north and/or south and the 213th /CR 121 intersection is no longer needed,
213th will be turned into a cul de sac on the west end and County Road 121 intersection
removed. Additional information is included in the City Engineer's memo.
Grading. Drainage and Utilities
Grading, drainage and utility issues are addressed in the City Engineer's memo. The
applicant met with the Technical Evaluation Panel (YEP) for approval of filling a portion of
a wetland for the future street connection to the south and the associated mitigation plan.
Park and Recreation
The Park and Recreation Commission recommended cash to meet the park dedication
requirements. They also recommended a 10 foot wide trail easement be granted along
County Road 121.
Recommendation
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S:\PLANNING\Case Files\2006\Plat\P 06-01 Caverwood Hills\P06-01PC3-14.doc
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City Councilf P 06-01
March 14, 2006
Page 3
Staff recommends that the Planning Commission recommend approval the request for
preliminary plat with the following conditions:
1. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED OUTLINING THE TERMS AND
CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS PRIOR TO
RELEASING THE PLAT FOR RECORDING.
2. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS
OF PUBLIC IMPROVEMENTS.
3. 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 A ONE YEAR PERIOD.
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.
SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID TO
THE CITY PRIOR TO RELEASING THE PLAT FOR RECORDING.
THE NECESSARY DRAINAGE AND UTILITY EASEMENTS BE DEDICATED ON THE PLAT AS
REQUIRED BY THE CITY.
ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED.
ALL APPROPRIATE WETLAND PERMITS MUST BE OBTAINED PRIOR TO COMMENCING
WORK ON THE SITE.
GRADING AND EROSION CONTROL PLAN AND DVELOPMENT PLAN BE SUBMITTED AND
APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
10. ALL GRADING WILL NEED TO BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING
PERMITS.
11. STREET LIGHTS SHALL BE INSTALLED AS RECOMMENDED BY ELK RIVER MUNICIPLAL
UTI L TII ES.
12. THE LETTER OF CREDIT SHALL COVER WETLAND MITIGATION. DRAINAGE EASEMENTS
SHALL BE IN PLACE OVER THE WETLAND AND THE WETLAND MITIGATION AREAS.
13. RESTRICTIVE COVENANTS SHALL BE RECORDED ON THE WETLAND AND THE WETLAND
MITIGATION AREAS.
14. A THREE YEAR MONITORING REPORT ON THE WETLAND MITIGATION IS REQUIRED.
15. ALL COMMENTS FROM THE SHERBURNE COUNTY PUBLIC WORKS DEPARTMENT LETTER
DATED 2/22/06 SHALL BE ADDRESSED
16. PARK DEDICATION FEE IN THE AMOUNT APPLICABLE AT THE TIME OF FINAL PLAT
APPROVAL SHALL BE PAID FOR 4 LOTS PRIOR TO RELEASING THE PLAT FOR RECORDING.
A 10 FOOT WIDE TRAIL EASEMENT BE GRANTED ALONG COUNTY ROAD 121.
S:\I'LANNING\Case Files\2006\plat\P 06-01 Caverwood Hills\P06-01PC3-14.doc
City Council / P 06-01
March 14, 2006
Page 4
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17. A LANDSCAPE PLAN THAT INCLUDES 2 OVERSTORY TREES PER LOT AND 4 TREES PER
CORNER LOT BE PROVIDED PRIOR TO RELEASING THE PLAT FOR RECORDING
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TRAILS LEGEND
Location Map
EXISTING PAVED TRAIL
........................ FUTURE TRAIL
EXISTING SIDEWALK
.......................1 FUTURE SIDEWALK
FUTURE WIDENED SHOULDER
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Case Number: P 06-0 I
CARVERWOOD HILLS
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MEMORANDUM
TO: Scott Harlicker, Senior Planner
FROM: Terry Maurer, City Engineer
DATE: March I 0, 2006
SUBJECT: Carverwood Hills Addition
226-112P
As requested, we have reviewed the submittal information for the Carverwood Hills
Development. Based on our review, we would offer the following comments:
1. The proposal is to divide approximately 53.5 acres of land in to five lots, four of
these are in the 2.5 acre range with the remaining acreage provided in one large lot of
over 40 acres. Initially the development will be of a cul-de-sac of County Road 121
of approximately 950'. Ultimately as areas to the north and south develop, the cul-
de-sac will be eliminated and the road extended to the north and south property line.
At this point in time the development will be able to achieve one or more additional
lots.
2. Sherburne County has re viewed this plat and indicated that they need 50' of right-
of-way along County Road 121 which is shown by the preliminary plat.
3. Sherburne County has also indicated that an access permit will only be given as a
temporary access and they will require the City of Elk River to be a party to that
agreement in that the City will be responsible for ensuring that the access is
eliminating when development occurs north and south which provides for a
permanent access on to County Road 121. As such, if the City is willing to do this
they will need to have the developer provide monies to the City which can be used in
the future for the closure of the access of 208m Court at County Road 121. In
addition, the plat will need to provide permanent right-of-way for this future closing
of the access and building cul-de-sac with the platting of the property. Finally,
signing should be provided which will make it known to the public living in the area
and traveling on the road that this will be a future cul-de-sac and access will be
eliminated at some time from County Road 121.
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Because it is seen as a temporary access, the County will not be requiring a right turn
lane or bypass lane to be built on County Road 12l.
4. This project has gone through the Technical Evaluation Panel (fEP) and has
received approval for the required wet land impact.
5. The project should be required to provide a development plan showing potential
house locations and style and, more importantly, primary and secondary septic sites.
These sites should be determined by soil boring to be adequate for on-site septic
systems. These sites should also be fenced and protected during lot grading and! or
house building.
. 6. The project will be required to obtain an NPDS permit and submit a Storm Water
Pollution Prevention Plan (SWPPP) needs to be in an 8 ~ X 11 format signed by the
engineer, contractor, and developer.
7. When construction plans are submitted they should include a signing plan. Initially
the street name sign at the intersection of 208th Court and County Road 121 should
include a "No Oudet:" plate; in addition, a sign provided by the City shall be
installed at the cul-de-sac indicating that the cul-de-sac will be a future City of Elk
River road extension.
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8. Storm water calculations have been submitted and reviewed. They are generally
acceptable. Details will be need to be reviewed when the construction plans and
specifications are submitted.
If you have any questions regarding any of these comments, please call.
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S:\PLANNING\Case Files\2006\Plat\P 06-01 CavetWoodHills\03 1006 CatverwoodHills.doc
13880 Highway 10
Elk River, MN 55330
(763) 241-7013.800-594-5208
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Sherburne County
PUBLIC WORKS DEPARTMENT
February 22, 2006
City of Elk River
Attn: Scott Harlicker
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: Carverwood Hills
.ear Mr. Harlicker;
We have reviewed the drawing for Carverwood Hills located within the City of Elk River along County
Highway 121 and submit the following comments. Along our County Highways there are a limited
number of access points available. By projecting County spacing standards, this general area of CH
121 has been identified fora public street access. The County's preference is for a four legged
intersection. This location is substandard in that respect, because of insufficient sight distance to the
north and the wetland adjacent to CH 121, which will prevent the future construction of the fourth leg
west of CH 121. Therefore, this access point has been proposed as a "temporary access" until such
time that an alternate access is developed through an adjacent property. This will locate the
permanent intersection in a location where traffic operations and safety will be improved.
Sherburne County is willing to accept the proposed 20ath Court access to CH 121, onlv as a
"temporarv access" under the condition the City of Elk River develop and administer a binding
agreement with the developer that will ensure the future closure of 20ath Court by physically removing
this access (E.G., excavation and landscaping). Sherburne County will not require a sunset date for
this removal condition, only that it be guaranteed and administered by the City of Elk River. Failure to
develop said agreement will result in denial of the proposed access.
During our sight evaluation we determined there is approximately 550 feet of sight distance at the
proposed access point, this will be increased by the clearing the right of way to the north and
completing some back slope excavation as discussed with and agreed to by the developer. This will
~prove the safety margin at the access point. Auxiliary turn lanes are not required, because of the
~ited number of lot's and the "temporary access" status of 20ath Court. We support the future road
connections to the north and the south.
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Under this proposal we will require an access permit with the following additional conditions:
1. Pay the required access permit and signage fees ($850); Public Works will be responsible for
the installation of the highway signs.
2. We require 50 feet of right of way be dedicated in fee title along CH 121.
3. The limited access symbol must be applied to the drawing along CH 121.
3. All existing accesses to CH 121 must be removed by excavation.
4. For the proposed street accesses we require 40' radii with 1:6 slopes within our right of way.
The proposed culvert must be RCP or CMP; be 18" minimum diameter and must have 1:6 safety
aprons and grates.
5. Curbing for 208th Court can not extend into County right of way.
6. Consult with the County Surveyor regarding the future cul-de-sac/temporary easement
depicted on the drawing. The cul-de-sac should be permanent dedication and may affect lot size
calculation.
If you have any questions call me at 763-241-7013.
. Sin;.~..~" IYy;,
~~ C:II--
_ichard D. Corbin
Sherburne County Public Works
cc: Kathleen Heaney, County Attorney
Rhonda Lewis, County Engineer
Michael Trunk, County Surveyor
John Menter, Public Works Director
Russ Heiling, Traffic Engineering
David Schwarting, Bogart, Pederson
Joseph Huber, Developer
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Minnesota.
CARVERWOOD HILLS
ELK RIVER, MN
JOSEPH HUBER
Preliminary Plat
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DESIGN BY; MF.BH 1
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CHECKED BY; MF
DWG FILE: LPRE PLAT
FILE NO.: 05-0426.01
I BOGART,PEDERSON
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CIVIl ENGINEERING
MAPPING
l307t F1RS'J 6111tt1'. BECKEIl. MN llS;108-.S22
m.: 783-282 8122 FAX:: 783-282-8844
MARGE FREE
Dote: Reg. No. 19937
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