7.5. SR 05-17-1993
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Item 7.5
TO:
MAYOR AND CITY COUNCIL
FROM:
STEPHEN ROHLF, BUILDING AND ZONING
ADMINISTRATOR
MAY 12, 1993 Sf!..
DATE:
SUBJECT: PRELIMINARY PLAT REVIEW FOR THE
PLAT OF BRUCE ADDITION BY CHRIS
BULOW/PUBLIC HEARING, CASE NO.
P 93-06
APPLICANT
Chris and Linda Bulow, PO Box 506, Elk River.
FEE OWNER
First National Bank of Elk River
REQUESTED ACTION
Preliminary Plat review of Bruce Addition.
SITE ZONING/LAND USE
~ Planned Unit Development (PUD)/MR - Medium Density Residential
SURROUNDING ZONING
North - Rlc
East/South - PUD (Medium Density Residential)
West - PUD (Highway Business)
LEGAL DESCRIPTION
Lots 5-15, Block
Block 1, Barrington
Attached is a map
property.
5, Barrington Place and that part of Lot 9,
Place Replat #5, Sherburne County, MN.
showing the general location of the affected
OVERVIEW
Chris and Linda
a residential
units), and two
this plat would
Bulow are requesting preliminary plat review of
development consisting of six duplexes (twelve
single family lots. All dwellings proposed in
be served by City sewer and water.
BACKGROUND
.
The plat in front of you is part of Block 5 of the original
plat of Barrington Place PUD. Block 5 was originally proposed
to be nineteen townhouse lots.
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Preliminary & Final Plat, Bruce Addition
May 12, 1993
Page 2
-
Barrington Place Replat #5 replatted Block 5 into twelve
duplexes (twenty-four units) to be developed in two phases.
The first phase of Replat #5 is the four duplexes to the south
of this plat. The second phase of Replat #5 (which never
received final approval) is being proposed to be replatted
again into Bruce Addition.
CONDITIONAL USE PERMIT
Staff's interpretation is that a conditional use permit for
Bruce Addition, although it is in a PUD, is not required
because the original PUD agreement will not need to be altered.
LOT SIZES
1. Sinqle Family Lots Lots 13 & 14 of the plat are
proposed to accommodate single family homes. They average
around 9,000 square feet. The City's minimum lot size is
10,000 square feet. The City Council does have the
discretion to allow these lots to be under the 10,000
square feet because the property lies within a PUD. There
are also single family lots just north of this plat that
are under 10,000 square feet.
2.
Duplexes City ordinance states that each unit of a
duplex is required to have 6,000 square feet of lot area.
Each of the individual duplex lots is 2,184 square feet in
size. However, the 6,000 square feet per unit required by
code assumes that there is no common lot as proposed with
this plat. Considering common area, 5,518 square feet is
the average per duplex unit in this plat. The second
phase of Replat #5, which this plat is proposed to
replace, averaged 5,270 square feet per duplex lot. Bruce
Addition, although it does not meet the minimum duplex lot
size of 6,000 square feet, is less intense than Replat
#5. Again, flexibility is allowable through the PUD.
-
EXTENSION OF URBAN SERVICES
The extension of urban services for this plat will not be done
as a City project. It is the City's policy however, to have
the City Engineer design the sewer and water extensions. Terry
Maurer's comments regarding these utilities will obviously need
to be incorporated into his design.
.
Staff recommends all other plans such as grading and drainage
are reviewed and approved by the City Engineer prior to final
plat approval. Although concrete curb and gutter was not
provided for the duplexes to the south of this plat, it may be
necessary to accomplish drainage in Bruce Addition. This will
be the City Engineer's decision when he reviews the Drainage
Plan. The City Engineer will also be responsible for getting
the appropriate MPCA and Department of Health permits for the
extension of sewer and water.
Preliminary & Final Plat, Bruce Addition
May 12, 1993
Page 3
~ SETBACKS
1.
Single Family -
recommends the
and 5' side and
an R-1c zone).
For the two single family lots, staff
setbacks are 30' front, 10' side and rear,
rear for accessory structures (the same as
2. Duplexes As you can note on the front page of the plat
drawing, the developer is proposing a 5' setback for the
duplexes on all sides, except the common wall. Staff
feels this setback is acceptable because of the common
ground around each individual duplex lot. However, the 5'
does not accommodate patios. The developer may wish to
consider this when he sizes the rear yards for these
individual lots or accommodate patios in the townhouse
association agreement.
EASEMENTS
Easements for utilities that will be City owned must be
reflected on the final plat drawing. Individual services for
sewer, water, electrical, etc., will need to cross the common
lot (Lot 15). This should be addressed through the association
agreement or perhaps this entire lot could be made a utility
easement.
4It PARK DEDICATION
Park Dedication was paid for the entire Barrington Place Replat
#5 prior to recording the first phase. Therefore, the land
included in Bruce Addition paid park dedication. Since Bruce
Addition results in two less dwelling units than the second
phase of Barrington Replat #5, staff recommends no additional
Park Dedication Fees. The Park and Recreation Commission
concurred with this recommendation.
PLATTING PROCESS
The developer is requesting that the City Council reviews
preliminary plat and final plat at the same meeting. This was
typical City policy for replats in the past and staff agreed to
allow this. There is nothing in State Statute or City Code
that would preclude it.
COMPLETION OF IMPROVEMENTS
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Staff recommends that sewer, water, site grading (drainage),
and drives for the entire plat are accomplished up front like
any other plat. Staff also agrees with Mr. Maurer's comment
that all areas of the site disturbed for grading must be seeded
immediately to avoid erosion. This does not need to be a high
quality grass seed or sod that would be wasted when the
individual units are constructed.
Preliminary & Final Plat, Bruce Addition
May 12, 1993
Page 4
.-
Staff recommends all improvements for the project are secured
by a 100% Letter of Credit. Typically only the public
improvements would be secured by a Letter of Credit. The
drives are not proposed to be in public ownership, but they do
function as access in lieu of a public street. Therefore,
staff feels it is proper that they are covered by the Letter of
Credit also. Lastly, the sewer and water lines proposed to be
public, should be secured by a 25% Warranty Bond for a one year
period after City acceptance of those improvements.
SIGNAGE
The developer has not requested any signage for this plat.
Signage requested in the future would take Planning Commission
review according to the Barrington Place PUD agreement.
RECOMMENDATION
Planning Commission is recommending approval of the preliminary
plat of Bruce Addition with the following stipulations:
1.
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THE CITY ENGINEER DESIGNS THE SEWER AND WATER EXTENSIONS
(STAFF RECOMMENDS THE DEVELOPER PAY THE ESTIMATED COST OF
PREPARING THESE PLANS UPFRONT). FURTHER, THAT THE CITY
ENGINEER APPROVE THE DRAINAGE AND GRADING PLANS PRIOR TO
RECORDING THE PLAT. LASTLY, THAT THE CITY ENGINEER
INSPECTS THE SEWER, WATER, GRADING, AND DRAINAGE
IMPROVEMENTS.
2. THE COST OF SEWER, WATER, GRADING, DRAINAGE, AND DRIVES,
AS ESTIMATED BY THE CITY ENGINEER, BE SECURED BY A 100%
LETTER OF CREDIT IN FAVOR OF THE CITY TO ENSURE COMPLETION
OF THESE IMPROVEMENTS PRIOR TO RECORDING THE PLAT.
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3. A 25% WARRANTY BOND COVERS THE SEWER AND WATER EXTENSIONS
FOR A ONE YEAR PERIOD FOLLOWING ACCEPTANCE OF THOSE
IMPROVEMENTS BY THE CITY.
4.
CITY APPROVAL OF THIS PLAT IS CONTINGENT UPON
FOLLOWING OTHER APPROVALS: MPCA FOR THE EXTENSION
SEWER, CITY RESPONSIBILITY AND DEPARTMENT OF HEALTH
THE EXTENSION OF WATER, CITY RESPONSIBILITY.
THE
OF
FOR
5. THE SETBACKS IN THE PLAT ARE 30' FRONT, 10' SIDE, AND 10'
REAR, FOR THE SINGLE FAMILY LOTS; AND 5 FOOT SIDE AND REAR
FOR ACCESSORY STRUCTURES ON THE SINGLE FAMILY LOTS.
SETBACKS FOR THE DUPLEX LOTS ARE 5 FOOT ALL SIDES, EXCEPT
FOR THE COMMON WALL WHICH WOULD BE A ZERO LOT LINE.
6.
PROTECTED BY EASEMENTS AND
THE EXTENSION OF UTILITY
LOT TO THE INDIVIDUAL LOTS
THE ELK RIVER MUNICIPAL
PUBLICLY OWNED UTILITIES ARE
ACCOMMODATIONS ARE MADE FOR
SERVICES THROUGH THE COMMON
WITHIN THE PLAT. FURTHER, THAT
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Preliminary & Final Plat, Bruce Addition
May 12, 1993
Page 5
UTILITIES REVIEW THE PLAT AND EASEMENTS ARE ADDED, IF THEY
NEED THEM.
7. NO PARK DEDICATION FEES BE CHARGED.
8. SEWER, WATER, GRADING, DRAINAGE, AND DRIVES HAVE A ONE
YEAR COMPLETION DATE AND MUST BE ACCOMPLISHED PRIOR TO
BUILDING PERMIT ISSUANCE WITHIN THE PLAT.
9. THE ENTIRE SITE BE SEEDED FOR EROSION CONTROL IN THE SAME
CONSTRUCTION SEASON AS THE GRADING, AND MAINTAINED UNTIL
SELF SUFFICIENT.
10. THE LOT SIZES AS PROPOSED IN THE PLAT ARE DEEMED
ACCEPTABLE. (THE LOT SIZES HAVE BEEN ADJUSTED ON THE PLAT
DRAWING SINCE THE PLANNING COMMMISSION'S REVIEW. THE
CHANGES WERE ACCEPTABLE TO THE PLANNING COMMISSION.)
11. THE DEVELOPER REIMBURSE THE CITY FOR THE ESTIMATED COST
FOR REVIEWING THE PLAT PRIOR TO FINAL PLAT REVIEW.
12. THE STIPULATIONS OF APPROVAL ARE AGREED TO THROUGH A
DEVELOPERS AGREEMENT.
13. A DEVELOPMENT PLAN IS APPROVED BY STAFF PRIOR TO FINAL
PLAT APPROVAL. (STAFF IS COMFORTABLE WITH THIS
STIPULATION BEING CHANGED PRIOR TO RECORDING THE PLAT.)
Additional Stipulations:
1. STAFF IS RECOMMENDING A WATER AVAILABILITY CHARGE OF
$300 PER LOT BE CHARGED FOR THE 14 BUILDABLE LOTS,
PAYABLE PRIOR TO RECORDING THE PLAT.
2. AN ASSOCIATION AGREEMENT FOR THE PROJECT IS FOUND
ACCEPTABLE TO THE CITY ATTORNEY.
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_ / f ~ ~ ~ ~ CONSULTING ENGINEERS
~_I Maier Stewart & Associates Inc.
April 15, 1993
File: 230-172-11
Mr. Steve Rohlf
Building and Zoning Administrator
City of Elk River
P.O. Box 490
13065 Orono Parkway
Elk River, MN 55330
RE: BRUCE ADDmON REVIEW
Dear Mr. Rohlf:
As requested, we have reviewed the submittal for the Bruce Addition. Based on our review, we
would offer the following comments:
1.
General
The preliminary plat, grading, and drainage plan and utility plan we reviewed were
prepared by John Oliver and Associates.
2.
Preliminary Plat
The preliminary plat shows two single family lots of approximately 9,000 square feet
which front on 8th Street. It also shows 12 duplex lots, each 2,184 square feet, with the
remainder of the area as common space.
3. Perimeter Easement
Minimum 10- foot easements are provided around the perimeter as requested at the
concept review meeting.
4. Drainage
The fronts of the single family lots drain to 8th Street, which has sufficient storm sewer
to handle the flow. The remainder of the area flows overland to the existing drainage
pond to the southeast of the site. The drainage plan appears to be adequate to serve the
site.
1959 SLOAN PLACE. SUITE 200. ST. PAUL, MINNESOTA 55117 612.774-6021
9800 SHELARD PARKWAY. SUITE 102. MINNEAPOLIS. MINNESOTA 55441 612-546-0432 . Equal Opportunity Employer
.
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.
Mr. Steve Rohlf
April 15, 1993
Page Two
S. Sanitary Sewer
A short extension of sanitary sewer is proposed to serve duplex units 9-12. It is assumed
this extension will also serve the single family lots. The new main line is with the
driving surface which provides acceptable maintenance access.
Existing sanitary sewer is in place to serve duplex units 3, 4, 7, and 8. It is not clear
how duplex units 1, 2, 5, and 6 are proposed to be served other than relatively long
services out of the existing manhole. Four services into the existing manhole is not a
desirable situation. It appears a short extension of main line service should be made on
the east side.
6.
Water
As with the sewer, a new extension of water is proposed to serve duplex units 9-12 and
the single family lots. All the water is looped. A new hydrant is proposed on the west
side to provide adequate fIre protection.
The existing hydrant on the east side is proposed to be relocated to avoid being on the
driving surface. At the concept review meeting, it was discussed to relocate the hydrant
in the middle of the area by unit 7. However, the plan shows it at the north end. This
proposed location should be reviewed with the fIre chief.
Any existing water services not used by this development need to be removed to the
maIn.
7. Permits
An MPCA permit will be required for the sanitary sewer extension and a Health
Department permit will be required for the water improvements. Any permit required
for grading purposes will be the developer's responsibility to obtain.
8. Parking! Access Roads
As discussed at the concept review meeting, the parking areas outside of the duplex
garages have been expanded from 18 feet to 20 feet. Both access roads are 24 feet wide
which should be adequate.
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Mr. Steve Rohlf
April 15, 1993
Page Three
9. Turf Establishment
Immediately after the site'is graded, turf should be established using a MnDOT seed mix
700 or approved equal. This turf material should prevent wind and water erosion until
the units are constructed.
If you have any questions regarding these comments, please call.
Sincerely,
MAIER STEWART & ASSOCIATES, INC.
.c-:---
;auy!/Ytuva-u
Terry J. Maurer, P.E.
TJM:tp
172-1601.apr
SHERBURNE COUNTY ABSTRACT & TITLE CO.
PAT RASMUSSON
PRESIDENT
CATHY BAILEY
SEC./TREAS.
BONI CULLEN
MANAGER
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April 5, 1993
Based on the examination of real estate records I find the following are property
owners within 350 foot radius of the land described as Lots 5 thru 15, Block 1,
Barrington Place Replat #5, Sherburne County, Minnesota.
David Decker, 937 W. Grandview, Rosevi11e, MN 55113
D. Russell Norha, 650 Dodge Ave NE, Elk River, MN 55330
City of Elk River, 720 Dodge Ave NW, Elk River, MN 55330
PEP LTD of Elk River, 730 Dodge Ave., Elk River, MN 55330
William Fallon, 833 Fawn Rd, Elk River, MN 55330
Larry Toth, 813 Fawn Rd NW, Elk River, MN 55330
John Holmes, 830 Fawn Rd NW, Elk River, MN 55330
N & J Kastendick, 810 Fawn Rd NW, Elk River, MN 55330
Elizabeth Dalbec, 807 Fawn Rd NW, Elk River, MN 55330
Jimmy Raivala, 801 Fawn Rd NW, Elk River, MN 55330
Daniel McElroy, 802 Fawn Rd NW, Elk River, MN 55330
Victoria Ziegler, 806 Fawn Rd mv, Elk River, MN 55330
William Will, 710 Auburn Place NW, Elk River, MN 55330
Carl Miller, 708 Auburn Place NW, Elk River, MN 55330
James Boutin, 701 Auburn Place, Elk River, MN 55330
Darryl Strandberg, 703 Auburn Place NW, Elk River, MN 55330
Theresa Tillmann, 705 Auburn Place, Elk River, MN 55330
Loren Marsh, 707 Auburn Place, Elk River, MN 55330
Elroy Schulke, 709 Auburn Place NW, Elk River, MN 55330
Christopher Bulow, 14239 190th Ave NW, Elk River, MN 55330
Barrington Place Block 3 Townhome, 730 Auburn Place, Elk River, MN 55330
Barthel Construction, Inc., P.O.Box 398, Rogers, MN 55374
Kathy Muro, 102 6~ St NW, Elk River, MN 55330
J Burghardt, 98 6~ St NW, Elk River, MN 55330
Merry Conway, 94 6~ St NW, Elk River, MN 55330
Dawn Warner, 90 6~ St NW, Elk River, MN 55330
Bradley Thiel, 86 6~ St NW, Elk River, MN 55330
Russell Marx, 82 6~ St NW, Elk River, MN 55330
Christopher Pulo, 78 6~ St NW, Elk River, MN 55330
Ann Marie Kollin, 103 6~ St NW, Elk River, MN 55330
Doris Reierson, 95 6~ St NW, Elk River, MN 55330
David Lucas, 87 6~ St NW, Elk River, MN 55330
Dawn Hansen, 79 6~ St NW, Elk River, MN 55330
McDonald's Corp, P. O. Box 66207,AMF OHare, Chicago, IL 60666
Trebor of Elk River, Inc., 690 Dodge Ave, Elk River, MN 55330
Wilfred Fish, 596 Dodge Ave, Elk River, MN 55330
Four Square Investments, % Dr Lester Schuft, 45 3rd Ave SE, Hutchinson, MN 55350
Equity Management, Inc., 650 Dodge Ave, Elk River, MN 55330
~'Auburn of Elk River, LTD, 515 Galles Dr, Redwood Falls, 56283
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317 KING AVENUE. ELK RIVER, MINNESOTA 55330 · (612) 441-3280
J6E~1
Affiliated with American Land Title Association
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SHERBURNE COUNTY ABSTRACT & TITLE CO.
PAT RASMUSSON
PRESIDENT
CATHY BAILEY
SEC./TREAS.
BONI CULLEN
MANAGER
April 5, 1993
Based on the examination of real estate records I find the following are property
owners within 350 foot radius of the land described as Lots 5 thru 15, Block 1,
Barrington Place Replat #5, Sherburne County, Minnesota.
David Decker, 937 W. Grandview, Roseville, MN 55113
D. Russell Norha, 650 Dodge Ave NE, Elk River, MN 55330
City of Elk River, 720 Dodge Ave NW, Elk River, MN 55330
PEP LTD of Elk River, 730 Dodge Ave., Elk River, MN 55330
William Fallon, 833 Fawn Rd, Elk River, MN 55330
Larry Toth, 813 Fawn Rd NW, Elk River, MN 55330
John HoLmes, 830 Fawn Rd NW, Elk River, MN 55330
N & J Kastendick, 810 Fawn Rd NW, Elk River, MN 55330
Elizabeth Dalbec, 807 Fawn Rd NW, Elk River, MN 55330
Jimmy Raivala, 801 Fawn Rd NW, Elk River, MN 55330
Daniel McElroy, 802 FawTI Rd NW, Elk River, MN 55330
Victoria Ziegler, 806 Fawn Rd ~v, Elk River, MN 55330
William Will, 710 Auburn Place NW, Elk River, MN 55330
Carl Miller, 708 Auburn Place NW, Elk River, MN 55330
James Boutin, 701 Auburn Place, Elk River, ~~ 55330
Darryl Strandberg, 703 Auburn Place ~v, Elk River, MN 55330
Theresa TilLmann, 705 Auburn Place, Elk River, MN 55330
Loren Marsh, 707 Auburn Place, Elk River, MN 55330
Elroy Schulke, 709 Auburn Place NW, Elk River, MN 55330
Christopher Bulow, 14239 190th Ave NW, Elk River, MN 55330
Barrington Place Block 3 Townhome, 730 Auburn Place, Elk River, MN 55330
Barthel Construction, Inc., P.O.Box 398, Rogers, MN 55374
Kathy Muro, 102 6~ St ~lJ, Elk River, MN 55330
J Burghardt, 98 6~ S t NtJ, Elk River, MN 55330
Merry Conway, 94 6~ St NW, Elk River, MN 55330
Dawn Warner, 90 6~ St NW, Elk River, MN 55330
Bradley Thiel, 86 6~ St NtJ, Elk River, MN 55330
Russell Marx, 82 6~ St NW, Elk River, MN 55330
Christopher Pulo, 78 6~ St NW, Elk River, MN 55330
Ann Marie Kollin, 103 6~ St MJ, Elk River, ~~ 55330
Doris Reierson, 95 6~ St NW, Elk River, MN 55330
David Lucas, 87 6~ St NW, Elk River, MN 55330
Dawn Hansen, 79 6~ St NW, Elk River, MN 55330
McDonald's Corp, P. O. Box 66207,~W OHare, Chicago, IL 60666
Trebor of Elk River, Inc., 690 Dodge Ave, Elk River, MN 55330
Wilfred Fish, 596 Dodge Ave, Elk River, MN 55330
Four Square Investments, % Dr Lester Schuft, 45 3rd Ave SE, Hutchinson, MN 55350
Equity Management, Inc., 650 Dodge Ave, Elk River, MN 55330
~.Auburn of Elk River, LTD, 515 Galles Dr, Redwood Falls. 56283
317 KING AVENUE · ELK RIVER, MINNESOTA 55330 · (612) 441-3280
!-MLTA1
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Affiliated with American land Title Association
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