6.12. SR 04-19-1993
ITEM 6.12.
TO:
MAYOR & CITY COUNCIL
FROM:
STEPHEN ROHLF, B & Z ADMINISTRATOR
APRIL 15, 1993 'Sf<
DATE:
SUBJECT: PRELIMINARY PLAT REVIEW AND
ASSOCIATED VARIANCES FOR THE PLAT
OF CHERRYHILL BLUFFS SECOND
ADDITION BY RICHARD FOSTER/PUBLIC
HEARING (CASE #P-93-02)
Cherryhill Bluffs Second Addition consists of 52 single family
lots proposed with City sewer and water on approximately 26
acres. Mr. Foster is also requesting variances on the maximum
length of dead-end roads for both roads associated with this
plat. Attached to this memo is staff's memo to the Planning
Commission dated March 19, 1993, in regards to this plat. This
Planning Commission memo also includes Terry Maurer's review of
the plat.
The Planning Commission did recommend denial of this plat for
the following reasons:
.
1.
Ownership of property. At the time of Planning
Commission preliminary plat review, the Council had
rejected the developers offer to purchase the southern 5
acres included in the plat. Apparently, this issue has
been resolved and a price agreed to for the purchase of
this land.
A new ownership issue has arisen. In a letter dated April
12, 1993, Minnesota Department of Transportation District
Design Engineer, Robert Nib, indicated that the State owns
a 65' wide strip of right-of-way that affects Lots 1
through 5 of Block 4 of the proposed plat. It was staff's
understanding that an easement was granted to MnDOT
through the City property. If this 65' wide strip is
truly owned by MnDOT, the Lots in questions will have to
be adjusted or this land purchased.
2.
Lack of water capacity to serve the plat. Currently,
the City lacks the water capacity through the booster pump
located in Deerfield III to serve this plat. The addition
of a water tower in this area would resolve this problem
in the future.
.
Mr. Foster currently has 50 vacant lots between the plats
of Hillside Estates and Cherryhill Bluffs First Addition.
He is proposing that he be allowed a total of 50 building
permits between Hillside Estates and Cherryhill Bluffs
First and Second Additions once the water tower has been
ordered. His contention is that he would not have more
720 Dodge Avenue N.W., Elk River, Minnesota 55330 (612) 441-7420
.
.
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than 50 house starts prior to completion of the water
tower once the project is ordered. The City Attorney is
researching this issue to see if Hillside Estates and
Cherryhill Bluffs First Addition can be legally bound to
this agreement.
Another alternative that Mr. Foster would like explored is
having a water trunk line extended to his plat from the
existing tower west of Highway 169. This trunk line is a
portion of the line that would be extended southerly from
the new proposed water tower. He hopes that an additional
line coming from the existing water tower would alleviate
the problem with water capacity until this new tower is
constructed. Terry Maurer, City Engineer, will be
researching this issue.
3. Variances. The Planning Commission recommended approval
of the variance for Evans Avenue as shown on the plat, but
recommended denial of the variance for Freeport Avenue.
Mr. Foster is proposing to have Freeport Avenue loop back
to Evans Avenue to alleviate the concern with this overly
long dead-end. Staff believes he will have a revised plat
drawing to show the Council at Monday night's meeting.
Because of the proposed design changes, staff recommends that
preliminary plat is sent back to the Planning Commission for
their review. However, prior to continuing the review of this
plat, the issue of water capacity should be resolved by the
City Engineer or Attorney.
Mr. Foster has been informed of staff's recommendation to
the plat sent back to the Planning Commission. He
expressed concern for this delay in the platting process.
have
has
Mr. Foster is proposing the improvements in the plat be done as
a City project and has petitioned for a feasibility study. He
would like to see the feasibility study considered at Monday's
meeting as one way of keeping his plat on schedule. However,
staff is reluctant to order a feasibility study prior to
Council approval of preliminary plat. Mr. Foster has also
suggested that his revised preliminary plat and final plat be
considered at the same Council meeting. If the Council does
not agree with staff that the preliminary plat should be sent
back to the Planning Commission, we are ready with recommended
stipulations for the plat.
TO: PLANNING COMMISSION
FROM: STEPHEN ROHLF, BUILDING AND ZONING~
ADMINISTRATOR
DATE: MARCH 19, 1993
SUBJECT: PRELIMINARY PLAT REVIEW AND
ASSOCIATED VARIANCES FOR THE PLAT
OF CHERRYHILL BLUFFS 2ND ADDN.
BY RICHARD FOSTER/PUBLIC HEARING
CASE NO. P 93-02
APPLICANT
Richard Foster, Riverside Development, Elk River, Minnesota.
REQUESTED ACTION
Preliminary plat review and associated variances on the length
of dead-end roads.
SITE ZONING
.
Mostly R-1c,
the northeast
Residential.
Single Family Residential and a small portion on
side of the plat is PUD Single Family
SURROUNDING ZONING
East - PUD - Single Family Residential
South - R-2b - Two Family Dwelling (MnDOT Maintenance Garage)
West - Highway 169
Northwest - C3 - Highway Commercial
Northeast - PUD - Single Family Residential
LEGAL DESCRIPTION
That part of the N 1,397' of the S 1,847' of the W1/2 of the
SE1/4 of Section 27, Township 33, Range 26, Sherburne County,
Minnesota, lying easterly of the easterly right-of-way line of
U.S. Highway 169.
There is a map attached to this memo showing the general
location of the affected property.
OVERVIEW
.
Mr. Foster is
consisting of 52
on 26 acres
improvements for
but so far has
A petition for
requesting preliminary plat review of a plat
single family lots with city sewer and water
of property. He is proposing the public
the plat be accomplished as a City project,
not petitioned the City for those improvements.
public improvements would typically be
720 Dodge Avenue N.W., Elk River, Minnesota 55330 (612) 441-7420
P Plat, CherryHil1 Bluffs 2nd
March 19, 1993
Page 2
. considered by the City Council at the same meeting they
consider the preliminary plat.
Mr. Foster is also requesting variances for two streets in this
plat; 1.) Evans Avenue, which is proposed to be a 1,335 foot
long permanent dead-end and, 2.) Freeport Avenue, which is
proposed to be a 1,720 foot long temporary dead-end. This
dead-end would be eliminated when MnDOT subdivides their
maintenance site.
LOT SIZES
Although Lots 1, 2, and 3 of Block 2 lie within a PUD, the
majority of the plat lies within the R-1c zone. Staff
recommends R-1c standards are used throughout the plat. R-1c
standards are a minimum lot size of 10,000 square feet with 80
foot of frontage (increased to 100 feet for corner lots on both
sides abutting the street). Setbacks in the R-1c zone are 30
foot front, 10 foot side, and 10 foot rear. No lot sizes were
provided, but staff recommends that the minimum square footage
is verified prior to final plat.
.
The preliminary plat incorrectly notes the m1n1mum width is
measured at the setback line only. Section 1008.14(5)(b)
states that the minimum width is required at the setback line
and also the right-of-way line except where the lot lines do
not run parallel. The following lots do not meet this standard:
1. Lots 7 and 12 of Block 4
2. Lot 13 of Block 3
3. Lot 1 of Block 3 (questionable if a cul-de-sac is
added in this location)
4. Lot 10 of Block 1
5. Lots 12 and 13 of Block 1 (if the adjacent Street is
not moved southward and one of these lots is
eliminated, it would result in a triple frontage lot).
MNDOT REVIEW
Since this plat abuts Highway 169, MnDOT review is required.
Staff has received comments back from MnDOT. Their two issues
are drainage and noise.
DRAINAGE
.
Outlot D in the southeast corner of the plat is a retention
area, which takes a large portion of the drainage from
Deerfield Fourth. It currently does not have an outlet. Terry
Maurer, City Engineer, comments on this in his attached memo
dated March 16, 1993. Staff concurs that an outlet from this
drainage area would be desirable, however, if piping is
required, it is questionable who would be responsible for the
cost.
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.
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P Plat, CherryHil1 Bluffs 2nd
March 19, 1993
Page 3
The majority of the drainage from this plat ends up in a large
pond labeled Outlot B. This pond has been identified by the
City as having the potential to be a regional storm water
retention pond. Although the City storm water management
policies have not been established, staff feels it is
appropriate that this pond be in City ownership. Staff also
concurs with Mr. Maurer's comment that an outlet to the pond is
necessary. This would be a metered outlet, which slowly
releases storm water to control the ultimate level of the
pond. This is important to make sure appropriate lowest floor
elevations for adjacent dwellings can be established.
The construction of the storm sewer is proposed to take place
above the ordinary high water mark of the pond labeled Outlot
B. Therefore, permits from the Army Corps of Engineers or DNR
should not be required. This will be verified prior to final
plat approval.
NOISE
MnDOT's concern with noise levels from the highway to adjacent
dwellings is well founded. MnDOT will be conducting a study on
noise levels which City staff should receive in two weeks. The
developer is proposing to build a berm with plantings adjacent
to the right-of-way of Highway 169 to reduce noise levels.
Property adjacent to Highway 169 also lies within a United
Power Association easement. Clearance from UPA to construct a
berm will be required of the developer.
GAS LINE EASEMENT
There is a 75 foot wide Northern Natural Gas Company easement
that runs diagonally across the property included in the plat.
This easement contains a high pressure gas line. Past mineral
excavation on this site avoided the area that contained the gas
line. The gas line is now at the high point of the land. This
affects the construction of improvements for this plat as
follows:
1. Roads
The gas company will
to the gas line.
need to be verified.
require m1n1mum cover from the road
I believe this is four feet, but will
2. Water Lines
Water lines do not have to stay at a specific grade so
they can readily be placed under a gas line.
3. Storm Piping
Storm piping grades will be limited by the location of the
gas line. However, this situation is workable.
P Plat, CherryHil1 Bluffs 2nd
March 19, 1993
Page 4
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4. Sanitary Sewer
The gas line virtually severs this property in half in
regards to sanitary sewer. The developer is proposing to
run sanitary sewer for the property east of the gas line
to Dodge Avenue. Sewer for land on the west side of the
gas line will run south
5. Lots
It appears that the lots that have the gas line running
through them have adequate building sites outside of the
easement with the possible exception of Lot 9, Block 3.
The City would allow the construction of a dwelling right
up to the easement, however, most lending institutions
require a ten foot separation. Northern Natural Gas
Company's requirements for construction over and around
their gas line should be taken into consideration in the
plans and specs for this project.
OUTLOT A
Outlot A is isolated from the rest of the plat and is
to be connected to the property lying north of
boundary.
. OUTLOT C
Outlot C is restricted by Highway 169, the pond in Outlot B,
the UPA easement, and the Northern Natural Gas easement.
Outlot C has been left with only 16 foot of frontage. This
Outlot must be considered unbuildable and it may be best if it
is placed in City ownership to provide access to Outlot B.
logical
the plat
DEVELOPMENT PLAN
Prior to final plat approval, the developer must submit a
development plan indicating items such as lowest floor
elevation, garage elevation, and lot drainage patterns to staff
for their approval. An ultimate elevation for the pond in
Outlot B will have to be established prior to this development
plan.
STREETS
Names Staff recommends the following changes are made
to the street names in the plat:
1. Evans Avenue should be named Evans Street
2. 191st Avenue should be named 190-1/2 Avenue
.
Cul-de-sacs - Variances will be
the plat. If these variances
with Mr. Maurer's comment that
should be placed at the end
needed for both roads in
are approved, staff concurs
a full sized cul-de-sac
of Freeport. This can be
P Plat, CherryHil1 Bluffs 2nd
March 19, 1993
Page 5
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accomplished by temporary easements that are eliminated
automatically when this street becomes a thru street.
Eyebrow Mr. Maurer will be at Tuesday night's
meeting. He should be questioned further regarding the
safety aspects of the eyebrow in the plat adjacent to Lots
16, 17, and 18, Block 3.
PARK DEDICATION
No trails or neighborhood parks are identified in the City's
Comprehensive Park Plan within the boundaries of the plat and
it is likely Park Dedication Fees will be charged at a rate of
$400 per lot. The Park and Recreation Commission will be
reviewing park issues related to this plat at their April 7,
1993, meeting.
CITY PROPERTY
.
The southern five acres of this plat are currently owned by the
City. The developer is proposing to buy this land and sell the
City property he owns for a water tower site. The Council
asked the Planning Commission to comment on whether or not the
selling of the City's property fits within the City's
Comprehensive Plan.
STEEP SLOPES
As a policy, the City requests that slopes of 30% or more are
protected by easements to avoid removal of vegetation or
construction of structures. The following areas have slopes of
30% or more: Outlot D, part of Lot 2, Block 1, and an area
between Lots 4 and 5, Block 2. Staff feels that the area
around Outlot D could be regraded and is not worried about
those slopes being altered. The area between Lots 4 and 5,
Block 2 are treed and lead into the pond on Outlot B. Staff is
concerned that if these slopes are altered, it will lead to
erosion into the adjacent pond. Staff would recommend that the
entire hillside in Block 2 to the east of the pond in Outlot B
be protected with easements. This can be done without
affecting the buildable areas of these lots. Steep slopes on
Lot 2, Block 1, and the trees on that lot, will need to be
altered when the site is graded to make that lot buildable.
Staff feels this is permissible. However, Lot 2 is marginal
and a special house design may be required.
TREES
.
The northern portion of this plat is heavily wooded with oaks.
Staff recommends that trees removed for road and house
construction have their stumps either immediately removed or
the roots severed from adjacent trees. Also, staff recommends
that care is taken during the removal of trees, not to damage
adjacent trees. Lastly, trees that are to be left after
P Plat, CherryHil1 Bluffs 2nd
March 19, 1993
Page 6
.
construction should have their drip lines roped off to avoid
root compaction. Staff would suggest that the developer have
the Sherburne County Forester review his plat.
ADJACENT PROPERTY
The MnDOT Maintenance garage lies to the south of the plat.
Freeport Avenue would allow a logical extension into MnDOT's
property if and when it would subdivide.
To the north of the plat lies Outlot A and B of CherryHil1
Bluffs First Addition. Outlot B of CherryHil1 Bluffs First
Addition is being subdivided as part of this plat. Outlot A of
CherryHil1 Bluffs First Addition is mostly wetland and is
protected by drainage easement. However, there is a portion of
Outlot A, CherryHil1 Bluffs First Addition, that may contain
some buildable acreage, but no access has been provided to it.
RECOMMENDATION
Staff recommends approval of this plat with the following
conditions:
1. PRIOR TO FINAL PLAT, LOT SIZE AND WIDTH REQUIREMENTS ARE
VERIFIED AND MEET THE CITY'S MINIMUM STANDARDS.
.
2.
PLAT DRAINAGE IS APPROVED BY THE CITY ENGINEER. ALSO,
THAT THE ISSUE OF AN OUTLET FOR THE POND ON OUTLOT D IS
RESOLVED AS WELL AS THE OWNERSHIP OF THAT OUTLOT.
FURTHER, THAT THE CITY OBTAIN OWNERSHIP OF A POND ON
OUTLOT B, AND AN OUTLET IS PROVIDED TO IT. IN ADDITION,
ARMY CORPS OF ENGINEERS AND DNR PERMITS ARE OBTAINED TO
ACCOMPLISH THE DRAINAGE IF REQUIRED. LASTLY, THAT MNDOT
APPROVE THE DRAINAGE PLAN AND ALLOW A CONSTRUCTION PERMIT
WITHIN THE RIGHT-OF-WAY.
3. MNDOT'S NOISE STUDY IS CONSIDERED AND THAT THE DEVELOPER
BUFFER THIS PLAT FROM THE HIGHWAY TO REDUCE NOISE LEVELS.
FURTHER, THAT IF THIS SOUND DEADENING IS TO BE
ACCOMPLISHED WITH BERMS AND PLANTINGS WITHIN THE UPA
EASEMENT, PERMISSION IS OBTAINED FROM UPA BY THE DEVELOPER.
4. THE DEVELOPER VERIFY NORTHERN NATURAL GAS COMPANY'S
REQUIREMENT FOR WORK AROUND THEIR GAS LINE AND THAT THESE
REQUIREMENTS ARE INCORPORATED IN THE PLANS AND SPECS FOR
THE IMPROVEMENTS IN THE PLAT. FURTHER, THAT THE
BUILDABILITY OF LOT 9, BLOCK 3, DUE TO THE ADJACENT GAS
LINE IS VERIFIED.
5.
CITY OWNERSHIP OF OUTLOT C IS CONSIDERED AND THIS OUTLOT
IS DEEMED UNBUILDABLE.
.
6. OUTLOT A IS DEEMED UNBUILDABLE.
.
.
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P Plat, CherryHil1 Bluffs 2nd
March 19, 1993
Page 7
7 .
PRIOR TO FINAL PLAT APPROVAL, THE DEVELOPER SUBMITS A
DEVELOPMENT PLAN FOR STAFF APPROVAL AND THIS DEVELOPMENT
PLAN SPECIFICALLY ADDRESSES LOT 2, BLOCK 1.
8. ROAD NAMES WITHIN THE PLAT ARE ADJUSTED AS PER THIS MEMO.
9. THIS PLAT IS CONTINGENT UPON VARIANCES BEING GRANTED FOR
THE LENGTHS OF THE DEAD-END ROADS.
10. A FULL SIZE CUL-DE-SAC IS PROVIDED AT THE END OF FREEPORT
STREET THROUGH TEMPORARY EASEMENTS THAT ARE AUTOMATICALLY
ELIMINATED WHEN THE STREET BECOMES A THRU STREET.
11. PARK DEDICATION IS AS PER PARK AND RECREATION COMMISSION
FUTURE RECOMMENDATION.
12. THE PLANNING COMMISSION SPECIFICALLY FINDS THAT THE CITY
SELLING ITS PROPERTY TO THE DEVELOPER IS CONSISTENT WITH
THE CITY'S COMPREHENSIVE PLAN.
13. STEEPER SLOPES ON THE WEST SIDES OF LOT 3-7, BLOCK 2, ARE
PROTECTED BY EASEMENT.
14.
IMPROVEMENTS AND HOUSES
REMOVED OR THE ROOTS
AFTER CONSTRUCTION ARE
ROPING OFF THE DRIP
STUMPS REMOVED FOR CONSTRUCTION OF
WITHIN THIS PLAT ARE IMMEDIATELY
SEVERED AND THE TREES REMAINING
PROTECTED FROM MECHANICAL DAMAGE BY
LINE.
15. THE COMPLETION DEADLINE FOR IMPROVEMENTS IN THIS PLAT IS
ONE YEAR FROM THE DATE OF FINAL PLAT APPROVAL.
16. PRIOR TO RECORDING THIS PLAT, THE DEVELOPER MUST SUPPLY
THE CITY WITH A LETTER OF CREDIT FOR 100% OF THE ESTIMATED
COSTS OF THE IMPROVEMENTS IN THE PLAT OR WHATEVER PERCENT
IS CITY POLICY AT THE TIME OF RECORDING.
17. STIPULATIONS OF APPROVAL OF THIS PLAT ARE AGREED TO
THROUGH A DEVELOPERS AGREEMENT.
18. THE DEVELOPER REIMURSE THE CITY FOR THE COST INCURRED FOR
REVIEWING THIS PLAT PRIOR TO FINAL PLAT REVIEW.
VARIANCES
Evans Avenue is proposed to be 1335 feet long and Freeport
Avenue is proposed to be 1720 feet long from the centerline of
Dodge Street to the end of their rights-of-way. Staff reviewed
this property at length with the developer and concurs that it
is hard to get two ways in and out of this plat. The north end
of Evans Avenue is restricted by steep slopes and woods. There
is very little frontage from Dodge Street adjacent to this
plat. Looping Freeport back to Dodge would also require
crossing the gas company's line, which is at the high point of
P Plat, CherryHil1 Bluffs 2nd
March 19, 1993
Page 8
. the plat. This would necessitate street grades in excess of
City standards or a costly lowering of the gas line. The
future extension of Freeport through the MnDOT maintenance site
would seem unlikely in the near future. However, if Freeport
was looped back to Dodge through the MnDOT site, the plat would
have one permanent dead-end (Evans Avenue) which would then be
approximately 800 feet in length.
The five standards to consider when reviewing a variance
request are found in Section 900.40 of the Elk River Code of
Ordinances. Staff also refers the Planning Commission to the
memo regarding a possible ordinance amendment on the length of
dead-end roads included in this packet. This memo should help
you in considering this variance request.
.
.
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'5' 2956456
PREFERRED TITLE
P02
-
.
350 FOOl' PROPERTY CWNE:RS REPORT FOR CHERRY HIIL SECOND
Peter and Beverly Logas
11380 - 192nd Avra.. NW
Elk Ri ve.r
Emil and Virginia Lavrenz
19139 Dutl~~ St.
Elk River, MN 55330
Elk River Association Ltd Partnership
6109 City West Parkway
suit.e 201
Eden ~ra.irie, MN 55344
Lynn and Stacy Swenson
19149 LX:dge Ave. NW
Elk River, !'ti 55330
Dolores L. Cherrier, et al
6205 Cavell Ave. N
Brooklyn Park, MN 554~8
Helen Person
19157 Dodge St. NW
Elk River I MN 55330
John and Loretta F'dwrJrns
c/o Syt Maj John L. Edwards
PSC ~~8, 60x 3915
n"..) AP 96375
Jamie and Shawna Korva
19142 Dodge St.
Elk River, MN 55330
.
Bracly ar~ MichelJ~ nwyp.r
1919i6 carson St. NW
Elk RiVe!", MN 55330
Joan Frick
19128 l):dgc St
Elk River, MN 'Zi 3 30
Tccid and v;r.ki Deutsch
19057 Dodge s~. NW
Elk River, Mri 55330
Randall and Patricia watzke
19112 CcCge St
Elk Riv~, MN 55330
Lonnie a.~d .Jodi Halvorson
19069 Dodge.l\ve.
Elk Hlv~1 MN JJJ30
Robert and Tamra Bullis
19088 Dodge St
Elk River, MN 55330
MiC"..hap.l and Lisa Syverson
19081 DOdge St. NW
Uk River, MN 55330
Steven and Colleen Durose
19076 Dcdge St
Elk Ri v~r', MN 55330
.Josp.pn al"'.cl Jane Stolp
19093 Dudye St
..::lk ~iver, MN 55330
Gerald and Melissa Nelson
19064 Dcdge St.
Elk R..i.vr:r, MN 55330
John and Kelly Kuhlman
19109 Dodge St. NW
Elk. :ti.ver, MN j~J30
'fl'lanas and Lisa Cameron
1~U~2 Dodge St.
Elk River, MN ~5330
Darryl ann ~hp.rry Branham
19125 Dodge SL.
Elk River, MN 55330
Gerald Hagen
3969 Plymouth Rd
Minnetonkd, MN ~:i343
.
Mark and Shawna Nelson
19168 Carson St.
Elk River, MN 55330
'l11eresa Diebel
2164 Sargent
St. Paul, MN 55105
Jerare and MDci.ne Banken
11366 - 192nd Ave. NW
Elk River, MN 55330
MAR-17-93 WED
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..
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9:09 MAIER STEWART & ASSOC.
P.01
_ / } ~ ~ ~ ~ CONSULTING ENGINEERS
IIIWIIf'WI Maier Stewart & Associates Inc.
March 16, 1993
File: 230-163-11
Mr. Steve Rohlf
Building and Zoning Administrator
City of Elk River
720 Dodge A venue NW
Elk River, MN 55330
RE: CHERRYHILL BLUFFS SECOND ADDITION PRELIMINARY PLAT
Dear Mr. Rohlf:
As requested, we have reviewed the submittal for the above-referenced project. Based on our
review, we would offer the following comments:
A. y~neral
1.
The preliminary plat and grading and drainage plan were prepared by Hakanson,
Anderson Associates, Inc., and were dated March 12, 1993.
2. The preliminary plat contains approximately 36 acres zoned Rlc (single family
residential), and is proposed to be divided into 52 lots.
B.
Maior Issues
y
There are two major issues which may affect the approval of this preliminary plat.
These issues include the following:
1. The preliminary plat includes approximately 5 acres of property at the south end
currently owned by the City. Acquisition of this property by the developer would
be n~essary. Negotiations on this acquisition are continuing between the
developer and the City.
2.
The preliminary plat consists of two cul-de-sacs, both of which exceed the
maximum length by a substantial amount. Evans Avenue could be connected to
Dodge Street, but would create an extremely steep intersection and would also
require the removal of a significant amount of vegetation on a relatively steep
slope. These two items make a connection less desirable than the cuI-de-sac.
Freeport Avenue, which is even longer than Evans Avenue, terminates at the
nOM property line of the MnDOr facility. It is unlikely a continuation of
Freeport eliminating the dead end would happen in the foreseeable future.
.
1959 SLOAN PLACF. SUITE 200. ST. PAUL. MINNESOTA 55117 612.774~21
8800 SHELAAO PAAKWAY, SUITE 10~. MINN~POt.IS, MINNESOTA 5~41 012-5046-04:)2 . Equal Opportunity Employer
, ..
MAR-17-93 WED
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.
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9:09 MAIER STEWART & ASSOC.
P.02
Mr. Steve Rohlf
March 16, 1993
Page Two
C. pradin~ and Draina~e
1. A major gas line crosses the southwest portion of the property. Grading over this
gas line easement needs to be in accordance with utility company regulations.
2. Grading adjacent to TH 169 needs to be reviewed by MnDOT.
3. Storm drainage is shown flowing into either the MnDOT right-of-way or a small
ponding area with no outlet in the southeast corner of the property. Neither of
these are acceptable. All storm drainage should be directed to the large wetland
area in the northwest corner of the property, which is proposed as a regional
ponding area.
4.
It is recommended that provisions be provided for an outlet from the small
ponding area in the southeast corner of the property. This could be accomplished
by either connecting the existing storm ~wer outletting in this pond to the
proposed storm sewer in the plat, or by providing an adequately sized easement
along the south plat line for future outlet to the TH 169 ditch system.
5. No development plan has been provided. This will be required along with soil
borings indicating watertable and/or mottled soil elevation prior to City Council
review.
6. The City Council has authorized a comprehensive drainage study for the City.
This plan will provide for high water levels in the regional pond adjacent to chis
project. This high water level will be necessary in order to establish lowest floor
elevations for the development plan.
7. The proposed grading plan should be submitted to the DNR and C of E for
review and any necessary pennitting.
D. Qutlots
1.
Sanitary sewer will serve this site by being extended along the m 169 right-of-
way from the southwest comer of the MnDOT facility. The City is currently in
the process of taking flow measurements in the existing sewer system to
determine if adequate sewer capacity exists to service this project. This
information should be available prior to the preliminary plat being considered by
the City Council.
MAR-17-93 WED
9:10 MAIER STEWART & ASSOC.
P.03
.
Mr. Steve Rohlf
March 16, 1993
Page Three
3. Currently, there is not sufficient capacity in the water booster station to service
this many additional lots. Development of a high pressure water system will be
necessary to adequately provide water service.
F. :> trecu
1. The street grades proposed appear to be adequate.
2.
A permanent cul-de-sac with a 45-foot radius should be provided for at the end
of Freeport Street. Although this cut-dc-sac may eventually be eliminated, it
should be constructed as if it is a permanent installation. Temporary easements
could be provided for the purposes of constructing the cuI-dc-sac. These
easements would automatically be vacated in the case of the extension of Freeport
Street.
.
3. The street section shown on the grading plan appears to be adequate; however,
the 32.foot width should be measured from face of curb to face of curb. During
the design phase, soil borings would be taken to verify the street section.
4. An "eyebrow" is proposed on 190th Avenue as it enters the plat. This will result
in four driveways in the proximity of the intersection of Evans and 190th. This
could potentially cause traffic conflicts between cars accessing driveways and cars
entering and exiting the plat.
If you have any questions regarding any of these comments, please can.
Sincerely,
MAIER STEWART & ASSOCIATES, INC.
Terry J. Maurer, P.E.
. TJM:tp