6.2. SR 09-18-2006
City of Elk River
REQUEST FOR CITY COUNCIL ACTION
Agenda Section Meeting Date
Plannin Se tember 18, 2006
Item Description
Request by Scott Powell for Approval of Administrative
Subdivision (Mississippi Ridge 2nd), Public Hearing - <Ase No.
AS 06-01
Location
West side of US Highway 10, south of 171st Avenue. Now known as Lots 1 and 2, Block 2, Mississippi
Ridge
Introduction
The applicant is requesting to re-subdivide lots 1 and 2, block 2 into 4 lots. No additional streets or
public utilities are proposed, however, there may be some alteration of existing pubic utilities to provide
necessary service to the new lots.
Attachments
.
Request for Action
Gty Engineer Memo dated September 6, 2006.
Location Map
Resolution No.
Proposed Plat
.
.
.
.
Action Requested
Staff is recommending the Gty Council approve the request with the conditions as outlined.
City Council Action
Motion by _
Second by _
Vote
Follow Up
Case File: AS 06-01
Page 2
location: South West comer of US Highway 10 and 171st Avenue.
Zoning: PUD land Use: Highway Business
Adjacent
Zoning:
N - PUD Adjacent N - Highway Business
E - Highway Commercial land Use: E - Highway Business
S - Highway Com/ SF Res. S - Highway Business
W - Highway Commercial W - Urban Residential
60 Day Rule: Action must be taken on this request by November 5, 2006
Overview
The site is approximately 4.6 acres in size. The proposal is to re-subdivide the site into four lots; Lot 1 - 1.08
acres, Lot 2 - 1.08 acres, Lot 3 - 1 acre, and Lot 4 - 1.44 acres. All lot sizes are approximate.
The PUD agreement for the subdivision does not stipulate a lot size.
All lots have lot frontage on a public street, although Lot 3's frontage is on US Highway 10, and no access is
permitted. Access to that lot is via a 20 ft. wide sliver off of the cul de sac on the southern end of Yale.
Lot 2 is subject to an existing drainage and utility easement through its center. This easement previously
corresponded with the property line between Lots 1 and 2.
Analysis
After a review of the proposed subdivision, staff has identified some issues needing discussion. The attached
City Engineer comment letter highlights the issues:
1. Yale Street should be extended, connecting Yale at 170th the Yale at 171 st. This would allow all traffic
entering US Highway 10 to utilize the signalized intersection at 171 st. It is suggested that a condition to the
approval be added, requiring the extension of Yale Street. The extension of Yale Street will likely significandy
reduce the size of a fourth lot, but with a much better traffic circulation benefit.
2. There should be restricted access to 171 st street, from Lot 1. This will reduce traffic conflicts on this short
portion of the street.
Recommendation
Staff recommends that the City Council approve of the request with the following conditions:
1. All comments of the City Engineer in a memo dated September 6 shall be addressed.
2. Yale Street be extended through, connecting Yale at 170th and 171st.
3. This final plat approval shall expire one year from the date of this resolution if the final plat
is not recorded within that time.
Should the City Council feel extending Yale is not necessary, staff would suggest the following
conditions be applied to the approval:
1. Cross access easements shall be prepared for any lots in a remaining cui de sac.
2. This final plat approval shall expire one year from the date of this resolution if the final plat
is not recorded within that time.
3. All comments of the City Engineer in a memo dated Septemebr 6, 2006 except #1 be
addressed
S:\PLANNING\Case Files\2006\AS\AS 06-01 Mississippi Ridge 2nd\AS 06-01_CC.doc
MEMORANDUM
TO: Jeremy Barnhart, Planning Manager
FROM: Terry Maurer, City Engineer4
DATE: September 6, 2006
SUBJECT: Mississippi Ridge 2nd Addition
File: 226-147P
As requested, we have reviewed the proposed plat of Mississippi Ridge 2nd Addition. As
you are aware, this is the replatting of Lots 1 and 2, Block 2, of the original Mississippi Ridge
into four lots. Based upon our review and comments received at the staff review meeting,
we would offer the following comments:
1. In the review of the original Mississippi Ridge subdivision in the spring of 2001, staff
recommended that Yale Street be continued southerly to meet Yale Street at 170m
Avenue. This would provide a situation where 170th Avenue could be closed relative to
access onto 1H 10 and traffic from the south could flow along Yale Street to 171 st
Avenue, which is a signalized intersection, a much safer place for vehicles entering or
crossing 1H 10. A similar recommendation relative to the north end of the
development was implemented at the time, allowing an unsafe access onto 1H 10 to be
closed and give vehicle traffic an opportunity to access the signal at 171 st Avenue and
1H 10. We believe that this issue should be revisited with the proposal for Mississippi
Ridge 2nd Addition.
2. The proposed plat shows limited access along the 1H 10 frontage. Limited access
. should also be shown on the north side of Lot 1 along the 171 st Avenue frontage.
Development on Lot 1 should not be allowed to access directly onto 171 st Avenue.
Also, limited access should be provided along the 170th Avenue frontage of Lots 3 and 4.
3. Sewer and water services will need to be provided for two of the newly created lots. The
question will be raised as to whether or not these additional services should be installed
with the approval of the plat of Mississippi Ridge 2nd Addition, creating four lots out of
the two. There is always a chance a user will purchase more than one lot and therefore,
not need the additional services. The potential problem that can arise if the services are
not put in, is that a user buys a lot that does not have sewer and water services and finds
out after the purchase that they will be required to open the city street, tap existing sewer
and water mains, and repair this area. It would be my suggestion that unless there is a
reasonable way to notify potential buyers of lots that sewer and water services are not yet
installed, that they be installed as part of the conditions of the plat approval.
4. There should be a condition on this plat for cross access agreements between all four
lots and an attempt to minimize the number of driveway openings onto Yale Street
needed to service the four lots. Every attempt should be made to share driveway
accesses wherever possible.
5. Lot 2 is bisected by a 4o-foot wide existing drainage and utility easement which contains
sanitary sewer and watermain. This will put rather severe limitations on the development
of Lot 2.
6. Since there is not actual construction other than potential sewer and water services, this
plat does. not require a NPD ES permit. If the sewer and water services are installed,
appropriate sediment and erosion control measures will need to be utilized by the
contractor.
7. Storm drainage calculations were reviewed and approved with the original plat of
Mississippi Ridge. Dividing two lots into four will not change the drainage calculations,
however with the development of these four lots, they will be required to pick up storm
drainage internally and not allow sheet drainage out into Yale Street. There are two
storm sewer stubs from existing catch basins into the original two lots. The storm sewer
stubs will either need to be shared between the four lots or additional stubs will need to
be tapped into the existing catch basins.
If you have any questions regarding any of these comments, please contact me.
S:\PLANNlNG\Case Files\2006\AS\AS 06-01 Mississippi Ridge 2nd\09 06 06 Engr's memo.doc
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Location Map
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Case Number: AS 06-0 I
MISSISSIPPI RIDGE 2ND
RESOLUTION NO. 06-
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
Mississippi Ridge 2nd Addition
Case No. AS 06-01
WHEREAS, application has been made for final plat approval, pursuant to Section
1008.08 (l)(c) of the Elk River City Code of Ordinances, of the property legally described on
attached Exhibit A and hereinafter referred to as "the Property"; and
WHEREAS, the proposed final plat complies with each of the conditions set forth
by the City Council in its approval of the final plat of the Property;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF ELK RIVER, as follows:
1. It is hereby determined by the City Council for the City of Elk River as follows:
A. The proposed subdivision is consistent with the Zoning Ordinance and
conforms with all of its requirements.
":8. The proposed subdivision is consistent with all applicable general and
specialized city, county, and regional plans including, but not limited to, the City's
Comprehensive Development Plan.
C. The physical characteristics of the site, including, but not limited to,
topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to
flooding, and drainage ate suitable for the type and density of development and uses
contemplated.
D. The proposed subdivision makes adequate provision for water supply, storm
drainage, sewage transportation, erosion control and all other services, facilities and
improvements otherwise required herein.
E. The proposed subdivision will not cause substantial environmental
damage.
F. The proposed subdivision will not conflict with easements of record or with
easements established by judgment of a court.
G. The proposed subdivision will not have an undue or adverse impact on the
reasonable development of neighboring land.
2. Final plat approval is hereby granted for the Property, subject to the conditions set
forth in attached Exhibit B.
3. The officers of the City are hereby authorized, once the conditions set forth in
Exhibit B are met and complied with, to sign the final plat for the Property and to
issue a certified copy of this Resolution giving final approval of the plat.
4. The owner of the Property is authorized to record the final plat as required by law
and shall file proof of said recording with the City. No building permits will be
issued for the Property until the final plat is recorded.
5. This final plat approval shall expire one year from the date of this resolution if the
final plat is not recorded within that time.
The foregoing resolution was introduced by Council Member
duly seconded by Council Member
and
The following voted in favor of the Resolution.
The following voted against the Resolution:
WHEREUPON the resolution is adopted.
Passed and adopted this lSth day of September, 2006.
Stephanie Klinzing, Mayor
ATTEST:
Joan Schmidt, City Clerk
EXHIBIT A
Legal Description:
Lots 1 and 2, Block 2, MISSISSIPPI RIDGE, Sherburne County, Minnesota.
EXHIBIT B
Conditions:
1. All comments of the City Engineer in a memo dated September 6 shall be addressed.
2. Yale Street be extended through, connecting Yale at 170th and 171st.
3. This final plat approval shall expire one year from the date of this resolution if the
final plat is not recorded within that time.
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FILE COpy
DATE RECEIVED
'l>/28Jv (0
CERTIFICA TE OF SURVEY
FOR
SCOTT S. POWELL
BEARING ORIENTATION:
Bearings based on MISSISSIPPI RIDGE, according to
the recorded plat thereof. The South line of Lot 2,
Block 2, bears South 89055'46" West.
@ Denotes a Sherb. Co. Cost Iron Monument
. Denotes a Found Iron Monument
IT) Denotes telephone pedestal
-c> Denotes hydrant
(::>-------<] Denotes culvert
LEGEND:
BENCHMARK:
Top Nut Hydrant @ end of
cul-de-sac = 881.63 feet
(NGVD'29)
I
PROPERTY DESCRIPTION:
Lots I and 2, Block 2, MISSISSIPPI RIDGE.
Sherburne County. Minnesota
120 180
I I
FEET
o 60
I '
SCALE
SCALE:
IN
INCH
60 FEET
o Denotes manhole
SURVEY NOTES:
The ongmal plot bearings and distances have been
held for boundary dimensions. All measured
distances between original found corner markers ore
within acceptable survey tolerances, except as
shown.
o Denotes catch basin
'""0..> Denotes power pole
The East line of MISSISSIPPI RIDGE as staked by LS 21729 is
0.29-0.37 feet westerly of the computed right of way plat line
for Hwy No. 10 based on other monumentation found within
Section II. The West Quarter corner appears to be 0.5'/. feet
west of the computed corner position per Sherburne County. The
angular difference is as shown at the northwest corner of the
section. This difference appears to "rotate" the plat away from
the established right of way plot. The intent (and description) of
the plat call for the westerly right of way line of Hwy No. 10.
This right of way as been held for the intended plat line.
E-'- Denotes guy wire
[X3 Denotes walervalve
~)- Denotes sanitary sewer
-))- Denotes storm sewer
x 976.40 Denotes existing ground elevation
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9-13-06
c c \\o~1Q~-\-
q\ \'3100
1\e 'rv--- ~. J .
The residents of Mississippi Heights are initiating this petition to ask the City of Elk
River to consider connecting Yale Street to Yale Court in the area between 170th and
171 st Avenue in Elk River.
Due to the increased traffic on Highway 10 , we feel that this has become a safety concern
to cross Hwy 10 at 167th by Broadway Bar and Pizza, since there is no light. This is the
only outlet for the residents to cross Highway 10 going North to town.
If an additional road was attached to the existing roads from 170th and 171 st, the residents
would have the light to enable a safer crossing.
We hope that you consider this request. Thank you for your time.
Sincerely,
The residents of Mississippi Heights
.. .
3.
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