6.5. SR 12-18-2006
City of Elk River
REQUEST FOR COUNCIL ACTION
Agenda Section Meeting Date
Communi Develo ment December 18, 2006
Item Description
Jay Albrecht is requesting approval of a Simple Plat to create 4
lots Case # P06-16
Item Number
6.5
Prepared by
Sheila Cartne , Senior Planner
Reviewed by
Jeremy Barnhart, Planning Manager
Location
The subject property is located at 22246 Meadowvale Road, west of County Road 32, north of County
Road 79, east of Big Lake Township.
Introduction
The subject site is 40 acres in the A-l zone. The applicant is proposing to subdivide the lot into four ten
acre lots and one outlot.
Attachments
. Request for Action
. Location Map
. Final Plat dated November 10,2006
. Memo from City Engineer dated December 7, 2006
. Memo from Sherburne County Public Works (2) dated September 5 and December 11, 2006
. Memo from City Environmental Administrator dated September 5, 2006
Action Requested
Staff is recommending approval with the conditions as outlined.
City Council Action
Motion by _
Second by _
Vote
Follow Up
Case File: P 06-16
Page 2
Location: 22246 Meadowvale Road
Zoning:
A-1
Land Use:
Rural Residential
N -A-1
E-A-1
S-A-1
W - Big Lake Township
Site Area: 40 acres
Adjacent
Zoning:
Adjacent
Land Use:
N - Rural Residential
E - Rural Residential
S - Rural Residential
W - Big Lake Township
Landscape Required: Two trees on interior lots and four trees on corner lots
Req'd: Proposed: The plans do not indicate any plantings
Conforms: Land Use Plan - Yes
Zoning Code - Yes
Subdivision Code - Yes
120 Day Rule: Action must be taken on this request by March 29,2007
Overview
A Simple Plat applies to property with a metes and bound description, that results in a subdivision
of four or fewer lots with no road construction required. The subject site is 40 acres and will result
in four 10 acre lots. The minimum lot size in the A-1 zone is 10 acres. There are four wetlands on
the site and patches of woodlands.
ADDlicable Reaulations
Subdivision
These fmdings are necessary for the city council approval of the preliminary plat and the final plat:
(1) The proposed subdivision is consistent with the zoning regulations (article VI of this chapter) and
conforms in all respects with all requirements of this Code, including the zoning regulations and this article.
(2) The proposed subdivision is consistent with all applicable general and specialized ciry, counry, and
regional plans, including, but not limited to, the ciry's comprehensive development plan.
(3) The pf?ysical characteristics of the site, including but not limited to topograpf?y, soils, vegetation,
susceptibiliry to erosion and siltation, susceptibiliry to flooding, and drainage are suitable for the type and
densiry of development and uses contemplated.
(4) The proposed subdivision makes adequate provision for water supplY, storm drainage, sewage
transportation, erosion control and all other services, facilities and improvements otherwise required in this
article.
(5) The proposed subdivision will not cause substantial environmental damage.
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(6) The proposed subdivision will not conflict with easements if record or with easements established i?Y
judgment if a court.
(7) The proposed subdivision will not have an undue and adverse impact on the reasonable development if
neighboring land.
(8) The proposed subdivision is not premature. A subdivision is premature if a'!} if the following exists:
a. Lack if adequate stormwater drainage.
b. Lack if adequate roads.
c. Lack if adequate sanitary sewer !)istems.
d. Lack if adequate off-site public improvements or support !)istems.
Analysis
The subject property is zoned A1, the Agricultural Reserve district is established for the purpose of
preserving, promoting, maintaining, and enhancing the use of land for commercial agriculture
purposes, to prevent scattered leap-frog nonfarm growth, and to protect expenditures for such
public services as roads and road maintenance, and police and fire protection.
Comprehensive Plan
The property is designated Rural Residential in the City of Elk River Comprehensive Plan. The
Comprehensive Plan has vision statements that are a tool for evaluating proposed projects.
The Rural Residential area includes land currendy developed and guided for future growth as
residential use in areas that will not be served by municipal water and sewer. The predominant land
use in this area will be single family residential. The subject property is slated for development in
2010.
Lots/density
The proposed subdivision creates four 10 acre lots and one Oudot, which are consistent with zoning
requirements. Oudot A is 0.4 acres. The overall density is 0.1 unit per acre.
Natural Resources
Natural Resources Inventory (NRI) - The Natural Resource Inventory does indicate several natural
resources in the area. They consist of Forest Communities and semi natural areas. The NRI
identified Lowland Hardwood Forest on the subject site. Lowland hardwood forest is a wet-mesic
forest; there are usually a mix of trees in this area: slippery elms, rock elms, basswoods, bur oaks,
hackberries, yellow birches, green ashes, black ashes, quaking aspens, balsam poplars, and paper
birches. The NRI identifies wedand meadow, which is ground layer of wet meadow communities
are composed of dense, closed stands of predominately wide-leaved sedges or grasses.
The proposed tree removal for Lot 1 is identified as a Lowland Hardwood Forested area.
Trees - According to the Site Plan there is minimal impact on the trees for this development. Lot 1
will be removing an area for the house and possibly for the on site sanitation system.
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Wedands - The wedand delineation report does not indicate any wedand impacts. Drainage and
utility easements are placed over the wedands. A wedand buffer of 25 feet and a building setback of
an additional 20 feet is required. A sign is required on each lot line where it crosses a wedand buffer
strip and at 200 foot intervals along the edge of the wedand buffer strip.
County Ditch - Sherburne County Drainage Ditch #1 is located on the subject property. A
maintenance easement of 33 feet is required from top of slope on both sides of the ditch. A
structure setback of 50 is required from the edge of the ditch. All comments of The Sherburne
County Public Works memo dated December 11,2006 should be addressed.
Parks
The park plan does not indicate a park within this development, cash dedication is recommended.
Trail easements are required along County Road 32 and 79.
TransDortation
Streets - Access into the site if from County Road 32 and County Road 79. Lots 2 and 3 utilize a
shared driveway on County Road 79 with a driveway width of 30 feet total at the right-of-way line.
The driveways should be a total of 30 feet wide at the right-of-way line and. The existing driveway
on Lot 1 has access from County Road 32, which may remain. Lot 1 will have access from County
Road 79, it appears the driveway is over an easement. Sherburne County is requiring 50 feet right-of-
way dedication along County Roads 32 and 79 which is shown. All accesses will need necessary
County permits.
Trails - A trail easement along County Roads 32 and 79 is required.
Sidewalks - Sidewalk is not proposed.
utilities
The subject site is not within the Urban Service District and will have separate well and onsite
sanitation systems. The comments in the City Engineer's memo dated December 7, 2006 should be
addressed.
LandscaDina
Street Trees - Two landscape trees are required for interior lots and four trees are required for
comer lots. These trees are typically installed by the land owner, but it is recommended to be
installed by the developer.
Recommendation
Staff recommends approval of the Simple Plat (Sunset Acres) subject to the following conditions:
1. All comments of the City Enginee's memo dated December 7, 2006 shall be
addressed.
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Page 5
2. All comments of Sherburne County's memo's dated September 5, 2006 and
December 11, 2006 shall be addressed.
3. All comments of the City Environmental Administers memo dated September 5, 2006
shall be addressed.
4. The buildings shall meet all applicable building codes.
5. The buildings shall meet all applicable fire codes.
6. A trail easement along County Roads 32 and 79 be provided.
7. Driveway widths are limited to 30 feet on the County Roads.
8. The necessary permits shall be obtained for any work in the County right-of-way.
9. Landscape trees shall be installed by the developer, two trees for interior lots and
four trees for comer lots.
10. All required subdivision 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.
11. Park dedication shall be in the form of cash at the rate applicable at the time of
recording, the fee for 2007 is 3,300junit or $13,200.
12. Surface water management fee applies to three lots at the rate applicable at the time
of recording.
13. A letter of credit in the amount of 100% of the cost of landscape, erosion control and
stablization shall be submitted prior to the releasing of the plat for recording.
Respectfully Submitted
Sheila Cartney
Senior Planner
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Case Number: P 06-16
ALBRECHT
MEMORANDUM
FROM:
Sheila Cartney, Senior Planner
Terry Maurer, City Engineer ~
TO:
DATE:
December 7, 2006
SUBJECT:
Sunset Acres of Elk River
File #226-148P
We have reviewed the final plat for Sunset Acres of Elk River. Based on our review and
comments received at the staff review meeting, we would offer the following comments:
1. Sherburne County made the comment at the staff review meeting that the shared
driveway onto County Highway 79 from Lots 1 and 2 should be a total of 30 feet, not 30
feet for each driveway. There is an existing driveway onto County Highway 32 from the
existing property located on Lot 4 and Lot 1 will be allowed an individual driveway onto
County Highway 79.
2. The plat does delineate the wetlands on the site and provides drainage and utility
easements over them. It does not appear that there will be any wetland impact proposed
as part of the creation of the lots.
3. Prior to the issuance of building permits for any of these lots, the primary and alternate
septic sites should be verified with soil borings and protected before any construction is
allowed to begin on the site.
If you have any questions regarding any of these comments, please contact me.
S:\PLANNING\Case Files \2006\Plat\P 06-16 Sunset Acres(Albrecht) \12 07 06 Engr's memo.doc
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13880 Highway 10
Elk River, MN 55330
(763) 241-7013.800-594-5208
SEP 1 3 1.006
Sherburne County
PUBLIC WORKS DEPARTMENT
September 5, 2006
City of Elk River
Attn: Chris Leeseberg
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: Jay Albrecht Proposal
Dear Mr. Leeseberg;
We have reviewed air photos and a drawing dated 8/09/06 for the Jay Albrecht property (75-113-
3300) located adjacent to County Highways 32 & 79 and within section 6 of the City of Elk River. We
also have had conversations with Jay Albrecht and Keith Evenson regarding required conditions to
meet county approval for this subdivision.
We have indicated to the developers that we would approve three driveway accesses for this
proposal, if accepted by the City of Elk River. Any significant change to the proposal will necessitate a
reevaluation of access issues. The delineated wetland line does nothing to tell a potential owner of
County Ditch # 1 being located on their property. What informs a potential owner/buyer of the
presence of County Ditch # 1 and the need for periodic ditch maintenance across their property?
Ghost platting of the property is recommended in order that the proposed building sites be identified
for lot size, buildability, proper setbacks, and be orientated to the future street. The County prefers all
access for future subdivision be to an internal street and then to CH 79. At this time, the existing
access for Parcel D to CH 32 may remain; however it should not be assumed that a future public
street access to GH 32 will be granted.
Please consider the following to be county requirements for plat approval for this proposal:
1. We require that 50' of right of way along CH 32 and CH 79 be donated and dedicated to
Sherburne County and that it be indicated on the drawing, as measured from the centerline
of the traveled roadways. A portion of CH 32 in the northeast quadrant divides the
proposal and will require right of way dedication on both sides of the highway.
2. The limited access shall be applied to the drawings adjacent to all county highway
frontages. All driveway openings on the drawings shall be designated 30 feet.
3. If approved access permits will be required as follows:
a. Parcel A will be allowed access at the west boundary; it may become a future
shared driveway with the adjacent property.
b. One access to CH 79 will be permitted for Parcels B & C; it shall be a shared access
located no nearer than the proposed lot line (515.29') to CH 32. It may be located
farther west as necessary to accommodate the ghost platting and easements may
be required.
c. The existing access for Parcel D may remain; the applicant indicated no wish to alter
the existing access. For safety purposes the applicant must clear the entire 50' right
of way along CH 32. If the access is not altered no permit is required.
If you have any questions call me at 763-241-7013.
Lt:U
Richard D. Corbin
Sherburne County Public Works
cc: Rhonda Lewis, County Engineer
Russ Heiling, Traffic Engineering
Dennis Taylor, Taylor Land Surveying
Jay Albrecht, Developer
MEMORANDUM
FROM:
Sheila Cartney, Senior Planner
Rebecca Haug, Environmental Administrator ~ 1}-
TO:
DATE:
SeptemberS, 2006
SUBIECT: Simple Plat - Jay Albrecht P 06-16
The applicant for this project needs to provide the city with a survey showing the wetland
buffer setback of 25 feet from the delineated wetland boundary. The applicant will also
be required to post signage on each Lot line where it crosses a wetland buffer strip and at
200 foot intervals along the edge of the wetland buffer strip. Each monument shall state
"Wetland Buffer: Under the City Code, no mowing, clearing or removal of vegetation in
the buffer area is allowed. Call the City of Elk River for more information." A minimum
20 (twenty) foot setback from the wetland buffer is also required and in this area, no
structure, principle or accessory, shall be located within this setback.
The applicant should also provide the city with soil boring results proving that they will
have be able to have two septic sites for each lot. It might also be in the best interest of
the applicant to contact, John Norgren, Sherburne County Ditch Inspector at 763-241-
2861 to make sure the ditch running through this plat is functioning properly and will be
able to take on the additional water. If you have any questions, please feel free to call me
at 763-635-1068. Thank you.
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